DEVELOPMENT BRIEF
MIXED RETAIL, PUBLIC CAR PARKING AND RESIDENTIAL ALLOCATION,
EAST OF HAILGATE, HOWDEN
January 2006
Hailgate Final.doc Preface
Policy RC10 of the Boothferry Borough Local Plan (adopted April 1999) allocates land to the east of Hailgate, Howden for mixed retail, public car parking and residential development (see area on Map 1). The allocation states the development will take place in accordance with a development brief to co-ordinate its various aspects.
Since the Local Plan was prepared, the transport depot, which occupied part of the above allocation, extended onto an adjacent former coal yard. That yard is allocated for residential development under Local Plan policy S22E. This brief therefore also deals with that area.
The purpose of this brief is to set out the key land use planning issues affecting this site and to guide development, so helping to bring forward a comprehensive development appropriate to its surroundings.
Whilst it is not the intention of this brief to be over prescriptive, there are some important issues raised by the development of this important site in the heart of an historic market town. The following guidance therefore focuses on a number of key areas that will need to be considered by those putting together potential development schemes for the site.
Hailgate Final.doc
Hailgate Final.doc 1 Introduction
1.1 Howden is an attractive historic town lying just north of the River Ouse with a population of around 3,800. The town acts as an important centre for the nearby smaller settlements and surrounding rural area by providing a wide range of services and facilities. The town and its environs are dominated by the tower of the Minster of the Collegiate Church of St Peter and St Paul.
1.2 The central part of the town is characterised by a tight network of medieval streets and lanes lined with buildings built predominantly of brick and pantile. Hailgate is typical of this character. An extensive Conservation Area covers much of the town centre. As a result of several continuing initiatives, the potential of the town centre’s historic environment is steadily being realised.
1.3 Although Howden has experienced peripheral development in recent times, the vitality of the town centre has declined. To improve its retail function so attracting shoppers and investment to the benefit of the town centre as a whole and catering for the substantial new residential development allocated in the town, Local Plan policy RC10 1 makes provision for new retail floorspace.
1.4 Howden has also experienced off-street car parking problems. The public car park off Hailgate is often at capacity and congestion is commonly experienced in Hailgate and Market Place. Further public off street parking is required in Howden and Policy RC10 requires that such provision is made on this site.
2 Policy Background
2.1 The Joint Structure Plan (JSP) for Kingston upon Hull and the East Riding of Yorkshire (June 2005) establishes the development strategy for the area 2. Howden is identified as a Town (Policy DS3) within the JSP and as such, will function to provide the focus for local housing, employment activities, shopping, cultural and community facilities and transport services for the town and its hinterland.
2.2 Howden’s role should be to support and compliment Goole, as the Principal Town in the JSP sub-area, and development and regeneration activity should be sufficient to support and enhance the local service function of Howden. Development should be appropriate to the size and characteristics of Howden.
2.3 Boothferry Borough Local Plan policy RC10 allocates 1.8 hectares east of Hailgate for mixed retail, public car parking and residential development. The policy requires the development should include a pedestrian link between Langrick Avenue and Hailgate and should take place in accordance with a development brief to co-ordinate its various aspects.
1 See Appendix 1 for relevant Local Plan policies 2 See Appendix 2 for relevant Joint Structure Plan policies
Hailgate Final.doc 2.4 Local Plan Policy S22E allocates 0.6 hectares to the south of that part of allocation RC10 occupied by a transport depot for residential development. Since the Local Plan was drafted, this former coal yard has been incorporated into the transport depot.
2.5 The portion of the transport depot that is allocated under Policy RC10 is also identified in the Local Plan as lying within the town's Commercial Core as defined by Local Plan policy RC1.
2.6 For proposals on Greenfield land, the Council has adopted Interim Policy Guidance (IPG) on the Managed Release of Residential Development Sites 3. Effectively, the IPG restricts residential development on Greenfield sites throughout the East Riding. Approximately 0.67ha of the land east of the drain is identified as Greenfield land.
2.7 However, the 2005 annual review of the IPG identified a need to release Greenfield residential development sites in the Western JSP sub-area. Furthermore, the Council’s Cabinet agreed to release, amongst other sites, the Greenfield portion of the allocation RC10 for residential development (Minute 2491).
2.8 In order to alleviate the highway and other environmental problems the transport depot causes within Conservation Area, Local Plan policy T7 confirms the local planning authority’s wish to see that use relocate to a nearby employment site away from the town centre that is more suited to their operation.
2.9 Local Plan policy T9 seeks the provision of additional off-street parking in Howden town centre, providing it is sensitively integrated into the local townscape. Such off- street parking would assist environmental conditions in the town's historic core, help exploit the town's tourism potential and support the town centre's retail vitality and viability.
2.10 Relevant policies from the Council’s Local Transport Plan for 2001-2006 are set out in Appendix 3.
2.11 This brief sets out the principal considerations affecting the development of this prominent site, so that the development will integrate well with the surrounding townscape, complement surrounding land uses and contribute positively to the town.
2.12 The means of ensuring that the pedestrian link and other common infrastructure such as drainage are secured for the whole site will need to be set out in any development proposal. Such means may need to be subject to an agreement made under section 106 of the Town and Country Planning Act 1990.
3 Interim Policy Guidance on the Managed Release of Residential Development Sites, October 2003, available from the Forward Planning Manager, or www.eastriding.gov.uk/planning/localplans
Hailgate Final.doc 3 The Site and its surroundings
3.1 The site is an irregular shaped and generally flat area that is located generally to the rear of 59-97 Hailgate (see Map 1). An unnamed, open land drain crosses the site in a north/south direction, and then follows the southern boundary of the eastern portion of the site. A former transport depot occupies the land to the west of the drain, the land to the east is undeveloped.
3.2 Although the Local Plan gives the total area of the two allocations RC10 and S22E as 2.4 hectares (ha), more accurate measurement shows the total area to be 2.63 ha. The area of allocation RC10 is 2.27 ha and the area of S22E 0.36 ha.
3.3 That part of the RC10 allocation occupied by the former transport depot that lies to the west of the drain, i.e. that part which is previously developed, measures 0.66 ha. The total area of the two allocations that is considered to be previously developed is therefore 1.02 ha.
3.4 The former transport depot west of the drain consists of a range of large, uninteresting storage buildings and hardsurfaced yard. Access to the former transport depot is taken from Hailgate between numbers 67 and 69. There are no buildings or other features on this part of the site worthy of retention.
3.5 The land to the east of the drain is undeveloped and overgrown. It contains a number of trees and boundary vegetation that are prominent in the townscape and that will help assimilate the development into its surroundings, for instance along the southern boundary with the allotments and around the area between the site and the schools to the north.
3.6 A small portion of the site - the Hailgate entrance and an area to the rear of 69 and 71 Hailgate - lies within the Howden Conservation Area. 69 Hailgate is a Grade II Listed Building.
3.7 The western boundary of the site (apart from the entrance point from Hailgate) abuts the rear of 57 to 91 Hailgate, which are occupied by a variety of uses. To the north of the entrance, the area to the rear of the residential property of 49 Hailgate and the offices at 55/57 Hailgate is occupied by a builder's yard , 59 is in residential use and 67 is occupied by a care home for the elderly. To the south of the entrance, 69 is the Howden Community Centre, 71, 73, 75 and 79 are in residential use and 83 is The Wheatsheaf Public House with its car park to the rear.
3.8 To the south of the site is an area of allotment gardens, over which views of the development site can be gained from the A614 and Hailgate. There is existing two-storey residential development on Langrick Avenue at the south-eastern corner of the site. The remainder of the eastern boundary and the northern boundary abuts the grounds and playing field for the Junior/Infants school.
Hailgate Final.doc 3.9 The owner of the land east of the drain also owns the property fronting Hailgate between the Junior School and number 41, including a strip of land that links with the allocated site.
3.10 There are no public rights of way within or adjoining the site.
4 Land use proposals
4.1 Whilst the Local Plan allocation RC10 sets out the three land uses to be developed, it is not specific on the balance between them. In particular it does not indicate what the levels of retail floorspace or public car parking would be appropriate for the town.
4.2 The Council has engaged consultants to advise on the type and level of retail floorspace that would be appropriate on the site in relation to Howden’s retail role and catchment area. They have found 4 that the level of gross retail floorspace that would be in keeping with the scale of the local catchment would be a maximum of 1,600m 2 and this is a size that should be viable in this location.
4.3 The consultants conclude that a supermarket of this size on the site would adequately meet the needs of Howden. If located on the west side of the site, adjacent to an area of public car parking which would serve the town centre generally, the development would complement the town centre. It would have spin-off benefits for the town centre through linked trips and help towards the revitalisation of the centre.
4.4 The Council’s current car parking standard for retail development 5 would require the provision of a total of 67 car parking spaces for a retail development of 1,600m 2.
4.5 The Council has also engaged consultants to undertake a car parking study of Howden town centre. That study 6 has found a new car park in the town centre of 150 spaces would be needed to cater for the long-stay demand in the town.
4.6 Subject to the provision of satisfactory space to accommodate the above retail and car park uses and the other requirements set out in this brief, the remainder of the site could be used for residential development.
5 Retail element
5.1 The gross floorspace of the retail should, for the reasons set out in the Council's consultant's study (see paragraph 4.4), be approximately 1,600m 2. The study
4 Report by England & Lyle: “Analysis of Retail Potential, Howden”, August 2004 available from the Forward Planning Manager 5 Retail car parking standard: 3 vehicle spaces plus 1 vehicle space per 25m 2 gross floorspace 6 Report by WSP Transportation: "Howden Town Centre Car Parking Study" draft final report, December 2001
Hailgate Final.doc found that there is a need for additional convenience goods floorspace to meet increased demand from expenditure growth and reduce dependence on supermarkets in Goole. Although the study concludes that the site would not be appropriate for non-food shopping, it is accepted that a supermarket is likely to sell some comparison goods, though this should be limited.
5.2 It is expected that the vast majority, if not all, the retail provision will be made at ground floor level, with ancillary space at first floor level. In view of the design considerations (see section 8 below), the Council would not preclude the provision of a two storey retail building that would allow for the inclusion of additional floorspace at first floor level that might be used for uses appropriate to its location, such as for offices or community purposes.
5.3 The car parking associated with the retail store should be made in a position and with pedestrian links to High Bridge that allows linked trips to the town centre (see paragraph 4.3 above).
6 Car Parking element
6.1 Although the car parking study for Howden found a new car park of 150 spaces in the town centre would be needed to cater for the town’s long-stay demand (paragraph 4.5 above), some of that demand is created by a major local employer. That employer is to provide additional off-street parking as part of a new development and is to introduce other measures to reduce the number of individual car movements by its employees. The development of this site should therefore provide for 80 off-street parking spaces for use by the general public.
6.2 The public car parking should be located near to Hailgate where it will be accessible by foot from the town centre and will minimise conflict with the retail and residential uses.
6.3 Special consideration should be given to the proximity and boundary treatment of the proposed car park to ensure that amenity problems do not arise for adjacent properties.
7 Residential element
7.1 The residential element on the balance of the development (see paragraph 4.6) should provide a mixture of size and type of housing to meet the range of local housing requirements and to help create a balanced community. Specific provision should be included for the elderly and for young single people, as well as those in need of affordable housing (see paragraph 7.7). Proposals for housing of similar characteristics will not be acceptable.
Hailgate Final.doc 7.2 In order to avoid the inefficient use of land, a minimum net site density 7 of 30 dwellings per hectare should be achieved (see paragraph 8.4).
7.3 Local Plan policy LT3 expects residential development to provide for outdoor playing space in accordance with the National Playing Fields Association's standard of 2.43 hectares per 1,000 population. Provision of this play space should be made in accordance with the Council's Supplementary Planning Guidance 8. It is expected that the children's element of this space should be provided on site, though the Council may accept the payment of a commuted sum in lieu of the provision of the youth/adult element on site to contribute to the provision of such facilities in the area.
7.4 Any such provision on site should always be well located and laid out to encourage its safe and beneficial use, to minimise conflict between users of the space and surrounding land uses and to enable ease of maintenance.
7.5 The layout of play spaces and any play equipment should accord with the Council’s 'Play Policy'. Advice on this policy and on the requirement for other forms of recreation facilities associated with the development can be obtained from the Council’s Play and Early Years Officer.
7.6 It is anticipated that a condition requiring the developer to make secure arrangements for the maintenance of any outdoor playing space and open space for a period of five years following provision will be placed on any consent.
7.7 Local Plan policy S59 indicates that residential development such as this should consider the inclusion of an element of affordable housing . The number of such units to be provided should be commensurate with the housing needs of the area and other material planning considerations (see Policy S59 in Appendix 1).
7.8 A housing needs survey completed in October 1998 indicates a substantial, and continuing, need for affordable housing in the area. In the light of this need, the Council has published Supplementary Planning Guidance 9 (SPG) to give further information on how policy S59 will be implemented. That SPG is available separately from the Forward Planning Manager. It indicates that 10% of the number of dwellings that could be accommodated on the developable area at an average density of 30 dwellings per hectare should be affordable units.
7.9 The number of the affordable houses required should be provided before 66% of the proposed number of dwellings on the site are occupied. The Council's preference is for the provision to be made on site (or on an alternative site within Howden that complies with Development Plan policy), with current housing
7 The area used to calculate the net site density will include access roads within the site, private garden space, car parking areas, incidental open space and landscaping and children's play areas, but will exclude major distributor roads, schools, adult/youth play spaces or other open spaces serving a wider area and significant landscape buffer strips. 8 Outdoor Playing Space Supplementary Planning Guidance, available from the Forward Planning Manager, or www.eastriding.gov.uk/planning/localplans 9 Affordable Housing Supplementary Planning Guidance, East Riding of Yorkshire Council, July 2001, or www.eastriding.gov.uk/planning/localplans
Hailgate Final.doc needs indicating that an even balance of 2 and 3 bedroom family houses would be sought.
8 Overall Design and Layout Issues
8.1 The detailed design and layout of the development will largely be a matter for prospective developers. However, the site’s central location in this historic town lends itself to high quality, innovative design that could involve terraces, courtyards and three storey properties to create an attractive, high density development. A number of issues need to be taken into account in preparing a suitable scheme.
8.2 To illustrate best practice and how increased densities can be achieved sensitively, the Government has published three complementary guides to better design by drawing together the principles of good residential development. 'Better Places to Live' 10 gives particular attention to housing design within the density range of 30 to 50 dwellings per hectare and highlights examples of best practice from a wide range of areas. 'By Design' 11 is written to stimulate thinking about urban design and seeks to promote higher standards in urban design. 'Places, Streets and Movement' 12 describes the main considerations that should be taken into account in laying out roads and footpaths in residential developments, showing how these considerations can be applied in ways that create sustainable and well-designed residential areas. The needs of pedestrians and cyclists in terms of access and movement should be given priority over motor vehicles.
8.3 Development along the southern boundary will require particular careful attention to layout and design, especially to the roofscape, to obtain an appearance over the allotments that provides variety and interest. The Council will not support a regimented layout and appearance along this boundary.
8.4 The development should take due account of the impact it will have on the setting of 69 Hailgate, which is a Grade II Listed Building. Any entrance treatment from Hailgate and the appearance of development on the site from Hailgate should preserve or enhance the special character and appearance of the Howden Conservation Area. Relevant Local Plan policies on Listed Buidings and Conservation Areas are given in Appendix 1.
8.5 The development shall also seek to preserve those trees and other vegetation on the site and its boundaries that are of merit. Any planning application for the site should be accompanied by an accurate tree and hedge survey indicating the positions, species and spreads of all trees and hedges within and surrounding the
10 Better Places to Live, Department of Transport, Local Government and the Regions, 2001 ISBN 0727730371 11 By Design, Urban design in the planning system: towards better practice. Department of the Environment, Transport and the Regions (DETR), 2000 ISBN 0727729373 12 Places, Streets and Movement, a companion guide to Design Bulletin 32 - Residential roads and footpaths, DETR 1998 ISBN 1851121137
Hailgate Final.doc site and the details of tree and hedge protection measures to be used during construction.
8.6 The layout should be designed to minimise opportunities for crime. This can be achieved through the careful design of buildings and the space around them by incorporating natural visual surveillance and good lighting. Humberside Police's Architectural Liaison and Crime Prevention Officers are able to advise on such matters.
8.7 Good design is a vital consideration in any development scheme. Due to the scale and location of the site in relation to the core of this historic town it is essential that proposals also fit with their surroundings. The surrounding development is almost all two-storey development, though there are instances within the historic centre of three-storey properties. Varied roof heights and rooflines should be used in the development to add to its character and visual interest.
8.8 The supermarket will be a sizeable building and it will be important that this is sited and designed to complement its surroundings, in particular its relationship to neighbouring land uses and to the Conservation Area.
8.9 The Council is mindful of the problems that can arise in otherwise well designed schemes by lack of attention to detail and poor choice of materials. The Howden Design Statement 13 prepared by the Town Design Group has been adopted by the Council as Supplementary Planning Guidance and provides useful advice on such matters.
8.10 The development's built elements will be constructed of traditional brick and pantile or brick and slate (or close substitutes). Concrete tiles will not be welcomed nor will render other than to provide contrast within the development. The use of special bricks in the construction of feature elements (e.g. lintels, oversailing courses and quoins), reconstituted cills, etc. will be supported. Boxed eaves and barge boards are non-vernacular forms of construction that can emphasise aspects of the built form in an unhelpful manner. Where possible, cement verges and other traditional alternatives should be used.
8.11 Doors and vertically proportioned windows should be specifically designed to complement the style of the buildings. Timber fenestration should be used throughout the development. Features such as oriel windows, chimney stacks etc. will be encouraged. On corner plots each of the exposed elevations shall be designed accordingly and incorporate features to relieve otherwise bland frontages.
8.12 The importance of paying special attention to the issue of detailing cannot be underestimated. Pipework, flues, vents, grilles should not appear as ‘add ons’ but form integral components with their design implications taken fully into account. Where possible pipework should be internal and should in any case be shown on
13 Howden Design Statement available from The Town Council, or www.eastriding.gov.uk/environment/sustainability
Hailgate Final.doc submitted drawings so that their position can be approved at the outset. Roof drainage down water pipes should at all times be sealed at ground level to prevent the ingress of any contaminated water/run-off.
8.13 External meter cabinets should be located unobtrusively and not on elevations visible from roads. Cabled services should be provided underground. Other aspects of the development including the provision of fencing and walling should also be carefully considered.
8.14 Lighting should be an integral design consideration with good quality, attractive units being used. Luminaries should be of a type that provides good illumination whilst minimising light pollution. Advice should be taken from the Council’s Street Lighting Section (See Appendix 4).
9 Access and movement
9.1 The carriageway width of Langrick Avenue and its junction would not meet current recommended highway standards to cater for any material increase in the number of movements from the site. Any such development on the site to be served from Langrick Avenue or the Langrick Avenue/Hailgate junction would therefore be limited to no more than seven dwellings. Any such extension to Langrick Avenue should be designed to restrict vehicle parking to residents only.
9.2 Vehicular access to the substantial majority, if not all, of the site will be therefore need to be taken from Hailgate, although that access will need to be significantly improved. This is likely to include substantial works within the existing publicly maintainable highway. The form of this access, together with other highway issues associated with the development, will be determined on the basis of a traffic study to be prepared in consultation with the Council's Highway Control section (See Appendix 4) and subsequently submitted for approval by the Council.
9.3 The Transport Assessment will need to include detailed information on the following headings:
• Description of Development / Introduction • Existing Conditions / Existing Highway Network / Accident Data • Traffic Generated by The Development • Modal Split • Trip Distribution • Trip Assignment • Assessment Years • Highway Impact • Internal Layout and Circulation • Parking Arrangements • Public Transport • Pedestrians / Cyclists / People with Disabilities
Hailgate Final.doc • Non Technical Summary / Conclusions • Safety Audit • Traffic Impact on the Environment
9.4 The needs of pedestrians and cyclists will need to be properly considered in the development of this central site and key destination. The easy accessibility of the various elements of the development to surrounding key destinations should be facilitated.
9.5 In accordance with Local Plan policy RC10 and the principles of the Local Transport Plan, the provision of a pedestrian link across the site connecting Hailgate with Langrick Avenue will be required. This link should also include provision for cyclists. Whilst this link is most likely to emerge onto Hailgate alongside the access to the supermarket, additional links should be explored and could include the provision of a route alongside the Junior school and with the public house at 83 Hailgate. Any link between Hailgate and Langrick Avenue should not allow for vehicular movements, other than for emergency vehicles.
9.6 The development of the supermarket (and any other key public buildings provided on the site) should include ample provision for secure, covered cycle parking.
9.7 Arrangements will be put in place, either by a condition or a s106 agreement, to ensure that the development of any part of the site allows for necessary access up to the boundary of the adjacent landowner in order not to preclude or frustrate the proper development of the whole of the site.
10 Other considerations
Contamination
10.1 In view of part of the site's occupation by a transport depot and the use of adjoining land as a timber yard, the site may have been contaminated by diesel, petrol, timber treatment solutions or other substances. An assessment should therefore be carried out to identify the presence or otherwise of contaminants or any pathways by which those contaminants may impact upon human or environmental receptors before any development on the site commences.
10.2 If contamination is discovered, the degree of remediation will depend on the particular proposals for that part of the site. For instance, residential use with gardens will require a higher standard of treatment than areas that are to be hard surfaced, such as a car park.
Flood Risk
10.3 The site lies within the area shown at risk from tidal flooding on the Environment Agency's 2005 Flood Zone Maps. Accordingly, any proposal to
Hailgate Final.doc develop the site should be accompanied by a flood risk assessment in accordance with PPG25 14 that should take into account drainage from the site. The minimum requirement for the flood risk assessment should be a topographical survey to Ordnance Datum to establish whether the site is above or below flood level.
Drainage
10.4 An acceptable method of foul drainage disposal would be connection to the foul sewer. There are no records of public sewers crossing the site. A public foul water sewer is possibly available in Langrick Avenue, but no public sewer capacity exists for surface water disposal. Sewage may have to be pumped. Developers should contact Yorkshire Water direct to establish any necessary works at the address given in Appendix 4.
10.5 Sustainable Urban Drainage Systems should be incorporated into the development where appropriate in order to protect local watercourses from pollution from contaminated water and to reduce run off rates. Such measures as porous paving and soakaways may be applicable to this site. The Environment Agency publication, “Sustainable Urban Drainage – An Introduction” and staff at their York office (see contact details in Appendix 4) can give further information and advice on this matter.
10.6 The northern end of the unnamed, open watercourse (see paragraph 3.1 above) connects to the end of a large culvert that appears to be laid under the developed land adjacent to the area occupied by the transport depot. The Lower Ouse Internal Drainage Board (IDB) does not know the direction of flow in the watercourse and culvert. It may be that part of the site discharges into the Old Derwent Drain in the vicinity of High Bridge and Market Place. Detailed investigations would need to be carried out to determine the manner in which the site could be drained, including the condition and capacity of the Old Derwent Drain and the necessity for some form of flow balancing as part of the overall design. The IDB would be pleased to discuss these matters further.
10.7 Any proposal to culvert or infill a watercourse on the site will need to be referred to the IDB. Developers will need to be aware of and comply with the IDB 's byelaws that concern, amongst other things, access for watercourse maintenance and formal consent to discharge. Interested parties should contact the IDB at the address given in Appendix 4 for further information on their byelaws. Developers may also need to contact the Environment Agency on water discharges.
10.8 All trade effluent, including any vehicle wash areas, must be discharged to the public foul sewer and not to any watercourse or surface water sewer. Any facilities for the storage of oils, fuels or chemicals (both during and after construction) shall be sited on impervious surfaces and surrounded by impervious bund walls that provide adequate capacity in the event of spillage.
14 Planning Policy Guidance Note 25: Development and Flood Risk, Department of Transport, Local Government and the Regions, July 2001. ISBN 0 11 7536113
Hailgate Final.doc
10.9 Prior to discharge into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor. Roof water shall not pass through the interceptor.
Nature Conservation
10.10 An assessment of the site’s ecological features carried out by suitably qualified persons should be submitted alongside any relevant planning application. Any features of value should be conserved and incorporated suitably into the layout. English Nature should be consulted as part of the assessment on the presence of any protected species or habitats. Suitable measures should be proposed as part of any development proposal to prevent any unacceptable effects on such interests and to create new wildlife corridors, such as by the use of Sustainable Urban Drainage Systems (see paragraph 10.5).
Water supply
10.11 Any water supply issues can be resolved under the provisions of the Water Industry Act 1991. There is a 6-inch water main in Langrick Avenue that has adequate capacity for the site's development. A 4-inch main in Hailgate has more limited capacity, but could serve part of the development.
Archaeology
10.12 In view of the area's historic significance and of the insufficient present information on the archaeological potential across this particular site, an archaeological evaluation of the site should be undertaken. A letter from the Humber Archaeological Partnership setting out the conduct of such an evaluation is attached at Appendix 5.
Other services
10.13 Details of contacts for utilities and service providers follow in Appendix 4.
Hailgate Final.doc
Appendix 1
Relevant Boothferry Borough Local Plan policies
Site specific policies
Policy RC10 1.8 hectares (4.4 acres) to the east of Hailgate, Howden are allocated for mixed retail, public car parking and residential development with a pedestrian link being provided from Langrick Avenue onto Hailgate. In order to co-ordinate its various aspects, development will take place in accordance with a development brief.
Policy S22 The following sites are allocated for residential development in Howden:- E. 0.6 hectares (1.5 acres) to the east of Hailgate.
Policy RC1 Within the commercial core areas of Howden and Snaith as defined on the town insets on the Proposals Map, proposals for retail development will be permitted provided that the scale of development is compatible with the size and character of the centre and meets other relevant policies contained within this plan.
Policy T7 The local planning authority will encourage the relocation of the two haulage depots located off Hailgate, Howden to industrial sites away from the town centre, which are more suited to their operations.
Policy T9 The local planning authority will seek to provide additional off-street parking facilities in Howden town centre, and allow public use of the Minster Court car park (option e) and enter into legal agreements to secure public use of one or more of the public house/hotel car parks (option d). The Council will ensure that parking provision is sensitively integrated into the local townscape.
Other relevant policies
General environmental policies:
Policy EN1 All development proposals should meet present needs without significantly adversely affecting the environment of the plan area for future generations.
Policy EN2 In considering proposals for development the local planning authority will take into account the likely effects on the following:- (i) the character of the locality and amenity of local residents (ii) any nature conservation interests on the site and in the immediate locality
Hailgate Final.doc (iii) ancient monuments, Listed Buildings and Conservation Areas (iv) the character of the landscape and particular built and natural features within it (v) the quality and versatility of agricultural land (vi) the existence and provision of community and recreational facilities (vii) the protection of and quality of natural resources (viii) the need to conserve natural resources and reduce the need to travel Development which would significantly adversely affect these interests and which cannot be satisfactorily dealt with by the use of planning conditions/agreements or by mitigating works will not be approved.
Conservation Area policies:
Policy EN36 The local planning authority will continue to require standards of design, layout, materials and landscaping, which preserve or enhance the character of the Conservation Area, for new development and alterations to existing premises within Conservation Areas. Proposals which fail to meet these high standards will not be permitted.
Policy EN37 Within Conservation Areas the local planning authority will preserve and enhance those aspects of the environment which characterise the area [such as types of buildings, open and enclosed spaces, landscaping, views, street furniture and surfacing] encourage tree planting, landscaping and the removal of overhead wires, inappropriate signs and other eyesores to conserve the character and visual amenity of such areas.
Policy EN38 The local planning authority will only consider favourably planning applications in Conservation Areas which are made as full applications and are accompanied by detailed drawings sufficient to enable proper consideration of any building work proposed, the details of any materials to be used for all external finishes, the treatment of any external floorscapes and details of landscaping, the layout of the site and relationship to adjacent buildings where applicable.
Policy EN39 Applications for consent to demolish a building or structure within a Conservation Area will be considered favourably if the local planning authority is satisfied: (a) the existing building makes no significant contribution to the character and appearance of the Conservation Area and that redevelopment would enhance the area. or (b) that the building is dangerous and incapable of practicable repair, demonstrated by supporting evidence including a structural report, and (c) there is a firm and agreed redevelopment and landscaping proposal which will improve the visual amenity of the Conservation Area. The local planning authority will expect that detailed plans for the redevelopment of the site have been approved and a contract for the work let, before the building is demolished.
Policy EN40 The local planning authority will support the early redevelopment of vacant or derelict sites within Conservation Areas, that are detrimental to the character and appearance of
Hailgate Final.doc such areas. The same high standard of design, layout and materials criteria will apply to these sites as elsewhere in the Conservation Areas.
Policy EN42 The local planning authority will support the relocation of uses inappropriate to the character of the Conservation Areas within the plan area, provided that this action would not conflict with other policies contained within the plan.
Policy EN43 The local planning authority will require shop fronts within Conservation Areas to reflect traditional frontage widths and be of a design and materials in keeping with the traditional architecture and character of the area.
Policy EN44 The local planning authority will require that applications for the display of advertisements in Conservation Areas should not include signs which clutter an individual building’s facade or the street scene or detract from their appearance and character, permission is unlikely to be granted for the display of advertisements above fascia level.
Policy EN45 Within Conservation Areas the local planning authority will: A) encourage the use of individual painted letters on board. B) discourage the use of internally illuminated signs. C) discourage the use of projecting perspex box signs D) encourage traditional hanging board signs. This will ensure that the dominance of advertisements is reduced in Conservation Areas and that any displays enhance the appearance of the street scene.
Policy EN46A When considering proposals for development in the locality of a Conservation Area, the local planning authority will take care to ensure that the setting of, and the views into and out of the Conservation Area will remain unspoilt.
Policy EN47 The local planning authority will encourage proposals which may affect any area of architectural or historic interest, to respect in detail the preservation or enhancement of that area, even if it is not designated as a Conservation Area.
Policy EN48 The local planning authority will review the boundaries of existing Conservation Areas and investigate potential locations for new Conservation Areas.
Listed Building policies:
Policy EN49 The local planning authority will continue to exercise strict control over proposals affecting Listed Buildings. Listed building consent (and where appropriate planning permission) will only be granted when the proposed scheme preserves the special
Hailgate Final.doc architectural and historic interest of the building, with a design and materials appropriate to the period, character and appearance of the building.
Policy EN50 Listed building consent for the demolition of a building will only be granted when the local planning authority is satisfied: (a) that no reasonable alternative use can be found for the building and demolition will not have an adverse effect on the area in which the building stands, and (b) that the building is proven to be dangerous by professional consensus, and (c) that plans have been submitted for approval with the application, showing details either for the re-development or for the landscaping of the site, and those plans shall have been approved, and (d) every effort has been made to retain the building including evidence that the freehold of the building has been offered for sale on the open market.
Policy EN51 The local planning authority will refuse any application for development that adversely affects the setting of a Listed Building, except where a proposal will secure the retention of and beneficial use of a Listed Building.
Site survey policy:
Policy EN57 The local planning authority will only consider granting permission on planning applications for areas of land of more than 0.5 hectares where the developer has provided a site survey of natural and man-made features on the site and can show that the proposal takes account of such features and wildlife Full applications or applications for reserved matters should include where applicable:- (i) details of all external materials and finishes (ii) details of landscaping (iii) details of the treatment of any open space (iv) details of measures to be taken to protect existing trees and other planting during development.
Light pollution policies:
Policy EN62 The local planning authority will seek to minimise light pollution. Details of any external lighting scheme that is part of any new development shall be submitted as part of the planning application. Applicants will be expected to demonstrate to the local planning authority that the scheme is the minimum needed for security and working purposes and that it minimises potential pollution from glare and spillage particularly to residential and commercial areas, areas of nature conservation importance, and areas whose open and remote landscape qualities would be affected.
Policy EN63 When granting planning permission for illuminated signs or development with an external lighting component, the local planning authority may impose conditions requiring: (a) lights to be switched off at a reasonable time except where they are required for security purposes; or
Hailgate Final.doc (b) light to be cast downwards to illuminate its target, not upwards; or (c) where there is no alternative to up-lighting the provision of baffles to reduce light spillage to a minimum; or (d) where areas of ground have to be illuminated, the use of equipment that will minimise the spread of light above the horizontal plane and will restrict the spread of light to within the bounds of the site to which it relates.
Land Drainage policies:
Policy EN64 The local planning authority will require that development proposals take account of the need to secure effective land drainage measures and encourage the control of the level of water in the land drainage system which is important to nature conservation.
Policy EN65 New development will only be granted planning permission where adequate means of disposal of foul sewage and surface water are demonstrated.
Policy EN66 Development which adversely affects the function of a flood plain or has a detrimental effect on a water course or river corridor will not be permitted.
Other residential policies:
Policy S22 The following sites are allocated for residential development in Howden:- A. 17.2 hectares (42.5 acres) between Selby Road and Station Road in accordance with the requirements of a development brief to co-ordinate the various aspects of the development. The development shall include the provision of a highway link to district distributor standard between Selby Road and Station Road around the north/west boundary. B. 1 hectare (2.5 acres) east of Station Road. C. 0.6 hectares (1.6 acres) south of Langrick Avenue, with access off Langrick Avenue. D. 3.4 hectares (8.5 acres) off Kensington Gardens. F. 0.7 hectares (1.8 acres) to the north of Springfield. G. 1 hectare (2.4 acres) to the south of Gas House Lane. H. 0.3 hectares (0.8 acre) between Hailgate and Bridgegate. Vehicular access to the site shall be from Hailgate only.
Policy S47 New residential developments shall respect the form and nature of the local environment and incorporate a high standard of layout and design to the satisfaction of the local planning authority. In particular, with new development that could have a significant impact on the surrounding area, the local planning authority will prepare planning briefs for such developments to help developers by drawing attention to site characteristics and to the importance of using appropriate materials in particularly sensitive areas.
Policy S59 Where a local need for affordable housing has been demonstrated, the Council will negotiate the provision of an appropriate element of affordable housing in settlements
Hailgate Final.doc with a population of 3000 or fewer on developments of 25 or more dwellings or to any residential site of 1 or more hectares (irrespective of the number of dwellings), and elsewhere to developments of 40 or more dwellings or residential sites of 1.5 hectares or more. The appropriate element of affordable housing on each site will be negotiated in the light of the housing needs of the area and of other material planning, market and site conditions. The affordability of such housing will be required to be guaranteed by secure arrangements which ensure that all successive as well as initial occupiers benefit from its low cost status.
Transportation policies:
Policy T1 Major new development will normally be located where it makes best use of the existing and programmed transport system and shall make provision for public transport, cyclists and pedestrians provided that it does not conflict with any other policies in the plan.
Policy T14 The local planning authority will encourage the highway authority and other agencies to provide a bus service network which will provide access for the general public to employment and training opportunities, shopping, leisure and community facilities.
Policy T19 The local planning authority will urge the highway authority to identify, improve and signpost significant pedestrian routes both in the built and rural environment. New development shall cater for convenient, safe and pleasant pedestrian routes.
Retail and Commerce policies:
Policy RC2 Outside the central commercial area of Goole and the commercial core areas of Howden and Snaith as defined on the inset Proposal Maps, but elsewhere within those settlements, proposals for new retail premises or large scale extensions to existing facilities will not normally be permitted unless: 1) the retail facility primarily caters for a local need which cannot easily be met within the town centre and is provided in a location which is accessible to that need, 2) the proposal is compatible with the character of the area, and 3) the proposal does not conflict with any other policies within this plan 4) the proposal would not harm the commercial vitality and viability of the commercial core area of Goole or any of the commercial core areas of Crowle, Epworth, Howden and Snaith.
Policy RC3 Within other settlements, proposals for new retail premises or extensions to existing facilities will be permitted provided that: 1) the retail facility primarily caters for a local need and is provided in a location which is accessible to that need, 2) the proposal is compatible with the character of the area, and 3) the proposal does not conflict with any other policies in this plan
Hailgate Final.doc Policy RC4 Large out of centre stores will not be permitted within the plan area unless it can be demonstrated that: 1. No suitable alternative site exists within the central commercial core area of Goole or within the commercial core areas of Crowle, Epworth, Howden or Snaith. 2. There will be not adverse effects upon the commercial vitality and viability of any of these core areas.
Policy RC9 A2 and B1 office and business development as defined by classes A2 and B1 of the Town and Country Planning (Use Classes) Order, 1987 will normally be permitted within the commercial core areas of Howden and Snaith subject to the following criteria being met; 1) the proposal is compatible with the character of the area, 2) within shopping frontages, a window display is maintained to the satisfaction of the local planning authority, 3) access and parking arrangements are acceptable, 4) there is no significant adverse impact upon surrounding residents, and 5) the proposals do not conflict with other policies in this plan. Elsewhere within the development limits, office and business development may be permitted in special circumstances if the proposal conforms with the criteria above and a location within Goole town centre or a commercial core is not practicable. Within the open countryside office development will not be permitted unless it involves the conversion of an existing building which conforms to policy EN9.
Leisure policies:
Policy LT1 The local planning authority will seek to improve the range, quality and distribution of outdoor play space provision by adoption, wherever practical, of the NPFA minimum standard of 2.43 hectares (6 acres) per 1,000 population, and seek to implement the policies and proposals of the Boothferry recreational strategy.
Policy LT3 All residential development or redevelopment schemes containing ten or more units or on sites of more than 0.8 hectares (2 acres) except special needs housing, should provide outdoor play space to the satisfaction of the local planning authority. In determining the level and suitability of play space provision, the local planning authority will have regard to: 1. The overall minimum NPFA standard of 2.43 hectares (6 acres) of play space per 1,000 population. 2. The nature and extent of any existing deficiencies of outdoor play space within the locality. 3. As part of the NPFA standard, the need for each site to provide at least one equipped children’s play area, and 4. All play space to be provided should be well located and laid out to encourage its safe and beneficial use, to minimise conflict between householders and users of the space and to enable ease of maintenance. In larger developments, the local planning authority will consider the use of legal agreements to secure the provision of a wider range of recreational, social and community facilities related to the residential development.
Hailgate Final.doc In exceptional circumstances, the Council will consider, as an alternative, appropriate financial and/or land contributions towards the local provision of suitable play space elsewhere. Such an arrangement will not extend to the provision of equipped children’s play areas. The developer shall make provision for the maintenance of all play facilities for a period of one year from the date of the majority of the units being brought into use. Once established, play areas will pass to the ownership of the town or parish Council for maintenance without any requirement for a commuted payment.
Policy LT4 In addition to the provisions of policy LT3, all residential development or redevelopment schemes containing ten or more units or on sites of more than 2 acres (0.8 hectares) shall provide public landscaped areas to the satisfaction of the local planning authority. All developments to which this policy applies will be expected to contain a reasonable amount of public open space which the developer shall landscape and shall maintain for a period of one year from the date when the majority of the units shall be occupied. Thereafter ownership of the public open spaces shall pass to the town or parish council for maintenance without any requirement for a commuted payment.
Development Standards policies:
Policy DS1 Proposals for new development will be required to provide reasonably adequate off- street car-parking and servicing to an operational minimum standard.
Policy DS2 Proposals for parking and servicing areas shall be designed to provide: - for the safe movement of vehicles and pedestrians - for the proper functioning of the facilities provided - an attractive appearance with landscaping of the area - a positive contribution to the local environment - for the prevention of crime. And facilities for disabled people.
Policy DS3 The local planning authority will seek to improve accessibility within the plan area for people who have physical and/or sensory disabilities. Proposals for new buildings to which the general public will be admitted will make provision for the disabled in the means of access to and within premises except where it can be demonstrated it is unreasonable and impracticable. Proposals which do not make appropriate provision may be refused, or conditions may be attached to a grant of planning permission to secure access
Policy DS5 In all types of development that entail the provision of a new telephone or electricity supply, the local planning authority shall normally require such services to be provided underground.
Policy DS6 Applications for express consent for the display of advertisements outside Conservation Areas will be granted where:
Hailgate Final.doc B. The proposal does not detract from the amenities of the locality. C. The proposal shall make a positive visual contribution to the building to which it is attached. D. The display is of appropriate size, position, materials, colours, height above ground and extent of projection. E. The display will not create conditions likely to be harmful to public and/or highway safety. F. Any illumination shall be of a type which does not detract from the character and visual amenities of the building/street scene.
Policy DS11 Piecemeal development of a site identified in the local plan or windfall sites will not be permitted unless it can be demonstrated to the satisfaction of the local planning authority that it will not be to the detriment of the comprehensive development of the site.
Hailgate Final.doc
Appendix 2
Relevant Joint Structure Plan policies
Policy DS3 The settlements of Driffield, Pocklington, Market Weighton, Elloughton/Brough, Hedon, Hornsea, Howden, Snaith and Withernsea will fulfil the role of towns. They will function to provide the focus for local housing, employment activities, shopping, cultural and community facilities and transport services for the town and its hinterland. These towns will support and complement the principal towns and sub- regional urban area. Development and regeneration activity should be sufficient to support and enhance the local service centre function of the town, and will be appropriate to the size and characteristics of each town.
Policy H2 (a) More effective and efficient use of land in the settlements identified in Policies DS1-DS3 will be supported by bringing forward previously-developed land and buildings for redevelopment, especially those identified in the Strategic Urban Potential Studies. The following targets will apply: (i) at least 70% of new dwellings in Hull should be on previously-developed land and buildings; and (ii) at least 30% of new dwellings in the East Riding should be on previously- developed land and buildings. (b) The Strategic Urban Potential Studies will continue to be developed to provide a comprehensive basis for preparing Local Development Frameworks.
Policy H3 In order to ensure that the scale and location of development supports the JSP development strategy, and the rate of development is in accordance with the housing provision requirements set out in Policy H1, a sustainable approach will be adopted to: (a) review existing housing allocations and lapsed planning consents with a view to dispensing with sites which no longer conform with the strategy of the JSP; and (b) identify any new land for housing development that might be required, manage the release of housing land and minimise environmental impact. The sequential approach will be applied at the sub-area level. Within each sub-area priority will be given to the use of previously developed land and buildings followed by other suitable infill in the identified development strategy settlements. Where sufficient land in these categories cannot be found to meet the requirements set out in Policy H1, consideration should be given to urban extensions to these settlements in the priority order established through Policies DS1 – 3, followed if necessary by sites around nodes in good public transport corridors.
Policy H5 High-density housing development will be encouraged particularly where there is good access to public transport services and to other services and facilities. Development should contribute to achieving a high standard of design on site and in the surrounding area.
Hailgate Final.doc Policy H6 New housing development should provide for a mix of housing types, sizes and tenures to meet the differing and changing housing needs of local communities. Local development frameworks should establish targets for the provision of affordable housing based on an assessment of local needs.
EC1 (a) Provision for most employment development will be concentrated in the sub- regional urban area, the principal towns and other towns identified in the development strategy, commensurate with their role and function. Development needs should primarily be met through the re-use of land and buildings in existing employment areas and/or existing employment allocations, subject to the approach outlined in Policy EC4. (b) Hull City Centre will be the prime location for “pure office” development within the sub-region and will act as the preferred sub-regional focal point for major shopping and other commercial uses, health, education, leisure, recreation, entertainment, cultural and public services and any other high trip generating uses. (c) The principal towns, towns and district centres will provide complementary office, shopping and other commercial uses, health, education, leisure, recreation, entertainment, culture and public service uses. Development should be commensurate with each centre’s role and function, as outlined in the overall JSP development strategy and in relation to their position in the strategic centres hierarchy. (d) Land at the Humber Bridge Head and at Kingswood will act as strategic employment sites. The two locations are proposed to meet the needs of major projects with a national or international range of choice of location, generally within the size range 15 - 40 ha, designed to meet the needs for high tech products and processes and service sector growth. The normal minimum development should be 5 ha including provision for later expansion. Pure office development and major service sector proposals will only be considered at these locations if it can be shown that – (i) it cannot be accommodated in Hull City Centre or (ii) it will not diminish future investment in Hull city centre and (iii) it will not put at risk the strategy set out in the Hull City Centre Masterplan.
T7 Walking and cycling will be encouraged by protecting, maintaining, improving and extending networks of safe, continuous, convenient and direct cycling and pedestrian routes.
SP1 The character and distinctiveness of settlements and their settings will be protected and enhanced. Important features in and around settlements should be identified, protected and respected. Special consideration should be given to: (i) historic street and development patterns; (ii) important skylines and views; (iii) valuable open areas within settlements; and (iv) important edges and settings to settlements.
Hailgate Final.doc SP2 The vitality and viability of all the strategic centres identified in Policy EC1 should be maintained and strengthened, particularly through: (i) regularly monitoring the relative health of each centres; (ii) undertaking management and promotional activities; (iii) addressing the issues facing the worst performing centres; (iv) improving access for pedestrians, cyclists and public transport services and users; (v) encouraging improvements to the range of shops, services and facilities; and (vi) improving environmental quality and public spaces.
SP5 Development proposals should achieve a high standard of design that: (i) respects local landscape and settlement character including building styles and materials; (ii) integrates visually and physically with its surroundings; (iii) harnesses local heritage and landscape distinctiveness; (iv) maximises the use of sustainable construction material and techniques; (v) makes it easy and safe for people to move around and through the development; (vi) encourages a vibrant mix of uses either on the site or across a wider area; and (vii) facilitates walking, cycling and the use of public transport.
ENV1 (a) Development should protect biodiversity. (b) Wildlife and natural features of the Natural Areas of the Yorkshire Wolds, Vale of York & Mowbray, Humberhead Levels, Holderness, the Humber Estuary, and Bridlington to Skegness Maritime area should be identified and protected.
ENV3 Development that is likely to have an adverse effect on species identified through UK Wildlife Acts, Regulations and Biodiversity Action Plans, will not be allowed unless it can be demonstrated that there is an overriding need for the development and/or appropriate mitigating compensation measures are provided. The level of protection afforded to species and any necessary mitigation / compensation measures should reflect their relative international, national or local importance.
ENV6 The setting, character or appearance of strategically important buildings, features and areas of historic or architectural interest should be protected and where appropriate enhanced. Such assets include: (i) parks, gardens and estates of historic landscape or architectural interest; (ii) historic battlefields; (iii) Listed Buildings; and (iv) Conservation Areas. Where appropriate, Local Development Frameworks should also identify historic buildings and areas which are of importance to the local community.
ENV7 Nationally important archaeological remains and their settings will be physically preserved and development that is likely to have an adverse effect should not be allowed. Other sites of archaeological significance will be identified in Local Development Frameworks. Such sites will be protected unless an overriding need for the development
Hailgate Final.doc is demonstrated. When development affecting such sites is acceptable in principle, mitigation of damage should be sought through preservation of remains in situ wherever possible and those parts destroyed or changed will be formally recorded.
NAT5 Environmental management methods will be promoted where possible to reduce the risk of flooding and enhance biodiversity, by: (i) using sustainable drainage systems; (ii) creating new habitat and water storage areas; and (iii) protecting the integrity of existing watercourses, washlands and land drainage systems.
NAT7 Surface, marine and groundwater resources will be protected from development, which would harm their quality or quantity. Particular attention should be given to: (i) protecting the integrity of the Groundwater Source Protection Zones; (ii) protecting the integrity of river intake zones; (iii) conserving water at source, such as through sustainable Urban Drainage Systems; (iv) avoiding risks to fisheries and nature conservation interests; (iv) ensuring that adequate water resources exist to serve development proposals; and (vi) maximising efficiency of water use through design of new development.
Hailgate Final.doc Appendix 3
Relevant Local Transport Plan policies
Policy RS4 The East Riding of Yorkshire Council will work with public transport operators, road user groups and the police in order to maintain and develop efficient public transport, walking and cycling networks that are both attractive and safe to users.
Policy RS5 The East Riding of Yorkshire Council will ensure that all activities affecting or taking place on the highway network are designed and implemented to a high standard to ensure that safety for all road users is not prejudiced.
Policy W2 The East Riding of Yorkshire Council will take account of the needs of pedestrians in all new transport and development proposals.
Policy W7 In town centres, the East Riding of Yorkshire Council will look to investigate methods to enhance both pedestrian safety and priority.
Policy C1 The East Riding of Yorkshire Council in partnership with others will encourage the development of a high quality network of signed routes for cyclists that are safe, continuous, convenient and direct.
Policy C7 The East Riding of Yorkshire Council will encourage the provision of adequate cycle parking facilities at all major destinations.
Policy C9 The East Riding of Yorkshire Council will encourage and develop cycle-friendly employer initiatives.
Hailgate Final.doc Appendix 4
Services
Electricity: Development Control & Building Control : Yorkshire Electricity Development Services Manager (Goole) Customer Connections Centre East Riding of Yorkshire Council PO Box 161 Council Offices 161 Gelderd Street Church Street Leeds LS1 1QZ Goole DN14 5BG
Gas: Highway Standards Transco BG Highway Control 24 Heworth Green LAPP Department York East Riding of Yorkshire Council YO31 7UG County Hall Beverley HU17 9BA
Water: Forward Planning & Transportation: Yorkshire Water Economic Development, Tourism & Forward New Supplies Planning Broadacre House East Riding of Yorkshire Council Vicar Lane County Hall Bradford BD1 5PZ Beverley HU17 9BA
Sewers/Drainage: Landscape Advice: Yorkshire Water Services Limited Conservation Manager New Development Technical LAPP Department Blackburn Meadows WWTW East Riding of Yorkshire Council Alsing Road County Hall Sheffield S9 1HX Beverley HU17 9BA
Environment Agency Phoenix House Telephones: Global Avenue BT Newsite LEEDS LS11 8PG PP. WGT 2E Telecom House Lower Ouse Internal Drainage Board 35 Lisbon Street 91 Bridgegate Leeds LS1 1BA Howden Goole DN14 7JJ
Hailgate Final.doc
Appendix 5 a partnership serving The East Riding of Yorkshire Council Kingston Upon Hull City Council Humber Archaeology
Partnership SITES AND MONUMENTS RECORD
Economic Development, Tourism and Forward Our ref. SMR/DE2001/72 Planning Department Your ref. HOWD/1/7/1/PJA/JEB County Hall Beverley Enquiries Sylvina Tilbury East Riding of Yorkshire HU17 9BA Date 6 December 2001 FAO T Barnes
Please quote our reference on all correspondence
Dear Mr Barnes,
Land East of Hailgate, Howden Thank you for your letter of 26 November requesting information on the possible archaeological implications of development at the above site.
The site of the proposed development lies within the historic core of the medieval town of Howden, along one of its historic streets. Howden was a major pre-Conquest administrative centre, and was the head town of the Howdenshire wapentake. The existence of Howden Minster indicates that the settlement also played a major role as an ecclesiastical centre in the pre-Conquest period. The Bishops built a manor house as part of the minster close; this manor house and the minster lie to the west of the proposed development site. A market is mentioned in 1199, and the town continued to function as a market through the medieval and post- medieval periods.
The earliest streets are thought to have been Bridgegate, Pinfold Gate and Flatgate, which together formed the main thoroughfare. The earliest development along Hailgate is thought to have clustered around High Bridge, which dates from at least the 15 th century and which lies immediately opposite the proposed development site. Historic map evidence from 1776 shows that Hailgate was built up along the entirety of its eastern side by the latter part of the 18 th century. It is considered likely, therefore, that any ground works in this area, especially close to the street frontage, will encounter below-ground archaeological deposits of the medieval and later periods.
The principles of dealing with archaeological matters as part of the planning process are outlined in the Department of the Environment's Planning Policy Guidance Note 16 "Archaeology and Planning", issued in November 1990. It is now standard procedure, when a development is thought to coincide with an area of archaeological interest, for the Local Planning Authority to ensure that the archaeological implications of that development have been considered and addressed. The Humber Sites and Monuments Record Office acts as the archaeological advisor to the East Riding of Yorkshire Council.
As there is insufficient information as to the full archaeological potential across this particular site, I would recommend that an archaeological evaluation by trial trenching be carried out to confirm the nature, extent and significance of any deposits. With the information provided by the evaluation it is then possible for the developer and the local planning authority to determine the extent to which specific development proposals will damage the underlying deposits.
The Old School, Northumberland Avenue, Kingston upon Hull, HU2 0LN Tel: (01482) 217466, Fax: (01482) 581897, E Mail: [email protected] http://www.hullcc.gov.uk/archaeology Partnership Manager: D. H. Evans The results of the evaluation will also determine what further archaeological work will be required to safeguard the deposits in advance of, or during, development. If it is shown that there are significant archaeological remains, which will be affected by the proposed development, mitigation measures, where feasible, should be explored to ensure their preservation.
By having the archaeological evaluation completed at an early stage, it is often possible to prevent or minimise the disturbance of any archaeological deposits by a modification in the design/area of a development. If this can be done, it has the advantage of preserving the archaeology intact and so reduces the amount of any additional archaeological work that may be required. A further option is preservation by record, to include full and detailed excavation followed by post-excavation analysis and publication of results where destruction is inevitable.
It is obviously an advantage for all concerned, particularly the developer, if the archaeological evaluation has been commissioned early on, preferably during the pre-planning stage. In this way, a potential developer can be made aware of the full archaeological implications of development and the results of an evaluation and appropriate mitigation strategy can be presented with a formal planning application. In those cases where an evaluation has not been commissioned during the pre-planning stage, one may be made conditional on planning permission. Alternatively, a local planning authority can refuse or defer a decision on an application until the archaeological information has been supplied.
A suitable staged programme of archaeological work to preserve or record the archaeological deposits should therefore consist of the following: Evaluation 1. Limited trial trenching to determine the presence, extent and importance of any archaeological remains associated within the proposed development site. 2. The results of this preliminary stage should enable the impact of the proposed development on any archaeological deposits to be fully assessed. An informed and reasonable decision can then be taken regarding the future treatment of the remains. Further work 3. Should the evaluation show that the site contains significant archaeological features, mitigation measures should be explored to achieve physical or in situ preservation of the remains. If destruction is unavoidable, detailed excavation of selected areas, followed by post-excavation analysis and publication of results, should take place in order to achieve preservation by record. Should any burials be discovered, the developer, or his appointed archaeologist, must obtain from the Home Office a licence authorising the removal of all burials likely to be disturbed by development; in accordance with the Burial Act of 1857. No development should therefore take place until all human skeletal remains have been properly removed in accordance with the terms of that licence. All archaeological site work must be undertaken by an archaeological contractor acceptable to the Local Planning Authority. I would be happy to advise further on the content of a detailed specification for an archaeological evaluation, should this be required. In the meantime, I hope that the above provides you with an indication of the archaeological implications of development within the enquiry area. If you require any further clarification or advice on the above, please do not hesitate to contact me.
Yours sincerely,
D H Evans Partnership Manager
Hailgate Final.doc