CITY OF YORK LOCAL PLAN Further Sites Consultation Appendix 2: Residential Site Assessment Proformas June 2014
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TTS ,20-"3!2'-, This Appendix sets out the results of the assessment undertaken for Residential sites as per the methodology outlined in Section 2.1 and Appendix 1.
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TTT 32!-+#11.*'2 70'2#0' This section splits the site assessment outcomes by the different criteria used to assess the sites. Full site details are provided in proformas in section 2.3.
TTTTS '2#113 +'22#"3,"#02&0#1&-*" The threshold for site assessment is 0.2 hectares. The following sites were submitted for residential use but not analysed due to being under this size threshold.
Site Site name ref 734 Hawthorn Farm, Wetherby Road, Rufforth
TTTTT #1'"#,2' *1'2#15&'!&$ '*#"0'2#0' S The following table sets out the sites which failed Criteria 1: Natural Environmental Assets.
Site Site name ref 67 Land at Millfield Lane 84 Land at Knapton lane, Knapton 88 Land at Villa Pond, Wigginton Road 112 Brook Nook, Osbaldwick Way 114 Land at Crompton Farm 115 Crompton Farm 139 Biorad 175 Land at Askham Bryan 184 Land South of the A1237 (submission refers to site as land north of new earswick) 185 Land South of Tadcaster Road 207 Land at Temple Lane North 210 Land north of Askham Richard 215 Land at Manor Close Upper Poppleton 219 Skelton Park Golf Club
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Site Site name ref 221 Agricultural land Sim Balk lane 262 Land at Acaster Lane 263 Land Rear of Hopgrove PH 294 Amalgamated sites north of Bishopthorpe 304 Amalgamated sites north of Murton Way 719 Terry Car Park 720 Land East of Terrys 736 Land to RO of Hilbra Ave, Haxby 739 The Old Rectory, Moor Lane, Haxby 740 South of Yorkfield Lane at the end of Learmans Way, Copmanthorpe 743 Land south of Appleton Way, Bishopthorpe 746 Temple Garth Hughes land Copmanthorpe 747 Elm Tree Farm Elvington 751 Off Fordlands Road, Fulford 759 North of Vicarage Lane, Naburn 760 Rear of the Walled Garden, Naburn 761 Temple Lane, Copmanthorpe 765 Placepot Corner, Sandy Lane, Stockton-on-the-Forest 766 112 Strensall Road, Earswick 767 Land East of A19 (Selby Road) Fulford 769 Oaktree Nursery, Upper Poppleton 774 North of Railway Line adj Millfield Lane 775 Land at Boroughbridge Road /Millfield Lane Site 1 783 Land at Crompton Farm 784 Crompton Farm 792 Land off Askham Lane
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TTTTU #1'"#,2' *'2#15&'!&$ '*#"0'2#0' T The following table sets out the sites which failed Criteria 1: Openspace retention.
Site Site name ref 173 Land at Bishopthorpe 176 Land at South of Station Road Haxby
TTTTV #1'"#,2' *'2#15&'!&$ '*#"0'2#0' U No sites were entirely eliminated for failing Criteria 3.
TTTTW #1'"#,2' *'2#15&'!&$ '*#"0'2#0' V The following table sets out the sites which failed Criteria 4: Access to Services and Transport.
Site Site name ref 13 Station Yard at Wheldrake 43 Land at Hull Road Dunnington 44 Common Lane Dunnington 76 Duncombe Farm Strensall 83 Main street, Knapton 179 Whiteland Farm, Haxby 206 Land at Moor Lane Copmanthorpe 220 Land at Wetherby Road Knapton 621 RO Blue Coa741t 721 Moor Villa Farm Paddock, Hessay 745 Intake Lane, Acaster Malbis 754 Land to the West of Strensall Road, Earswick 755 Land to the East of Strensall Road, Easwick 762 Sycamore Barn and Fir Tree Farm 768 Land t the west of Moor Lane Copmanthorpe 770 Land at Deighton York 771 South of Colton Lane, Copmanthorpe
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773 Land north of Skelton Village 780 Sites south of Knapton openspace 781 Foss Bank Farm 782 Foss Bank Farm 796 Outskirts of Knapton Village
TTTTX '2#15&'!&$ '*#"!0'2#0' SQTQU-0V 3213 +'22#"#4'"#,!# -05#0#-4#0SRR& The following table sets out the sites which did submit additional evidence and were taken forward to Technical Officer Group. The outcomes for these sites can be found under Technical Officer Group outcomes.
Site Site name ref 137 Land at Heworth Croft 165 Westfield Lane Wigginton 167 Shipton Road (Clifton Hospital) 182 Old School Playing field 606 Elvington Airfield 764 Land West of Millfield lane, Upper Poppleton 777 East of Easrwick Village
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TTTTY #1'"#,2' *'2#12 )#,2-*#!&,'! * $$'!#0+0-3. The following sites were taken to the Technical Officer Group Technical Officers provided comments and identified issues for considering whether the site has potential for development.
, '*#"2#!&,'! * $$'!#0%0-3.S The following sites failed technical officer comments. A full analysis is contained in the detailed site proforma.
Site Site name ref 9 Land at corner of Common Road/Hassacarr Lane, Dunnington 30 Land at Intake Lane Dunnington 138 York St John University Playing Field, Hull Road 170 Pond Field Heslington 171 Lime Tree farm, Heslington 180 Malton Road 191 Land off Avon Drive Huntington 200 Severus Hill 216 Land at Shipton Road, Skelton 250 South of A59 297 Land to RO Main Street Elvington 767 Rufforth Airfield, south of Southfield Close 737 Stockhill Field, west of Whurch Balk, Dunnington 738 Land on south side of Intake Lane Dunnington 742 Poppleton Garden Centre 744 Bull Balks, Dunnington 748 Adj. Stamford bridge Road, Dunnington 749 North of Riverside Gardens, Elvington 752 Wheldrake East Field 753 Behind Manor Farm, Rufforth 758 Broad Highway, Wheldrake 763 Land West of Upper Poppleton 778 Land West of Chapelfields 788 Westfield Lane, Wigginton
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789 Land to west of Beckside, Elvington 790 Northfield, North of Knapton
11#"*#!&,'! * $$'!#0%0-3. The following sites passed technical officer comments. A summary of these sites is contained within the main consultation document and in section A2.4 of this appendix.
Site Site name ref 125 Morrell House 183 Land to the North of Escrick 187 Land to North of Stockton Lane 298 Amalgamated sites at Connaught Court 733 The Old Vinery, Cinder Lane, Upper Poppleton 757 Haxby Hall EPH 779 Land at Boroughbridge Road, Millfield Lane
TTU #1'"#,2' *'2#1V/#2 '*#".0-$-0+ 1 ,"+ .1 The following section has all of the site proformas listed in reference order.
Appendix Site Site Name 2 Page Ref Number 9 Land at corner of Common Road and Hassacarr 12 Lane, Dunnington 13 Land at Station Yard, Wheldrake 14 30 Land at Intake Lane Dunnington 15 43 Land at Hull Road Dunnington 17 44 Common Lane Dunnington 18 67 Land at Millfield Lane 19 76 Duncombe Farm, Strensall 20 83 Land at Main Street, Knapton 21 84 Land at Knapton Lane, Knapton 22
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Appendix Site Site Name 2 Page Ref Number 88 Land at Villa Pond, Wigginton Road 25 112 Brook Nook, Osbaldwick Way 26 114 Land at Crompton Farm 27 115 Crompton Farm 28 125 Morrell House EPH 29 137 Land at Heworth Croft 32 138 York St John University playing field, Hull Road 35 139 Biorad 37 165 Westfield Lane, Wigginton 38 167 Shipton Road (Clifton Hospital) 40 170 Pond Field, Heslington 43 171 Lime Tree Farm, Heslington 45 173 Land at Bishopthorpe 48 175 Land at Askham Bryan 49 176 Land at South of Station Road, Haxby 50 179 Whiteland Field 51 180 Malton Road Site York 52 182 Old School Playing Field 54 183 Land to the north of Escrick 57 184 Land South of the A1237 (submission refers to site 61 as land north of new earswick) 185 Land South of Tadcaster Road 62 187 Land N of Stockton Lane 63 191 Land off Avon Drive Huntington 66 200 Severus Hill 69 206 Land at Moor Lane, Copmanthorpe. Field No. 7222 71 207 Land at Temple Lane North 72 210 Land north of Askham Richard 73 215 Land at Manor Close Upper Poppleton 74 216 Land at Shipton Road, skelton 75 219 Skelton Park Golf Club 78 220 Land at Wetherby Road Knapton 79 221 Agricultural Land Sim Baulk Lane 80 Page | 8
Appendix Site Site Name 2 Page Ref Number 250 South of A59 81 262 Land at Acaster Lane 84 263 Land Rear of Hopgrove PH 85 294 Amalgamated sites north of Bishopthorpe 86 297 Land to the rear of Main Street, Elvington 87 298 Amalgamated sites at Connaught Court Care Home 89 304 Amalgamated sites north of Murton Way 93 607 Elvington Air Field 94 621 Rear of Bluecoat 98 676 Rufforth Airfield south of Southfield Close 99 719 Terry's carpark and land to south 101 720 Land to the East of Terry's 102 733 The Old Vinery, Cinder Lane, Upper Poppleton 103 734 Hawthorn Farm, Wetherby Road, Rufforth 106 736 Land to RO of Hilbra Ave, Haxby 107 737 Stock Hill Field, West of Church Balk, Dunnington 108 738 Land on South side of Intake Lane, Dunnington 110 739 The Old Rectory, Moor Lane, Haxby 112 740 South of Yorkfield Lane at the end of Learmans 113 Way, Copmanthorpe 741 Moor Villa Farm Paddock, Hessay 114 742 Poppleton Garden Centre, Northfield Road 115 743 Land SE of Moor Lane, Bishopthorpe 116 744 Bull Balks, Dunnington 117 745 Intake Lane, Acaster Malbis 119 746 Temple Garth Hughes land Copmanthorpe 120 747 Elm Tree Farm Elvington 121 748 Adjacent Stamford Bridge Road Dunnington 122 749 North of Riverside Gardens 124 751 Off Fordlands Road Fulford 126 752 Wheldrake East Field 127 753 Behind Manor Farm Rufforth 130 754 Land to the West of Strensall Rd Earswick 132 Page | 9
Appendix Site Site Name 2 Page Ref Number 755 Land to the East of Strensall Rd Earswick 133 757 Haxby Hall EPH 134 758 Broad Highway Wheldrake 137 759 North of Vicarage Lane Naburn 139 760 Rear of the Walled Garden Naburn 140 761 Temple Lane Copmanthorpe 141 762 Sycamore Barn and Fir Tree Farm 142 763 Land West of Upper Poppleton 143 764 Land west of Millfield Lane Upper Poppleton 145 765 Placepot Corner, Sandy Lane, Stockton-on-the- 148 Forest 766 112 Strensall Road, Earswick 149 767 Land East of A19 (Selby Road) Fulford 150 768 Land to the West of Moor Lane, Copmanthorpe 151 769 Oaktree Nursery, Upper Poppleton 152 770 Land at Deighton, York 153 771 South of Colton Lane, Copmanthorpe 154 773 Land North of Skeltion Village 155 774 North of Railway Line adj Millfield Lane 156 775 Land at Boroughbridge Road /Millfield Lane Site 1 157 776 Land located off Willow Grove 158 777 East of Earswick Village 159 778 Land West of Chapel Fields 162 779 Land at Boroughbridge Road /Millfield Lane Site 2 165 780 Site South of Knapton Open Space 169 781 Land to the West of Strensall Road 170 782 Fossbank Farm 171 783 Land at Crompton Farm 172 784 Crompton Farm 173 788 Westfield Lane, Wigginton 174 789 Land to the West of Beckside Elvington 176 790 Northfield, North of Knapton 17 796 Outskirt of Knapton Village 181 Page | 10
Indicative amounts of development
Indicative amounts of development have been calculated for sites submitted for consideration for residential purposes. These amounts have been calculated using evidence from the Local Plan Viability Study (June 2013) undertaken by consultants Peter Brett Associates to inform the emerging Local Plan process. This set out development ratios and density assumptions for different types of sites around York to provide indicative amounts of development. This evidence base was used to support the Preferred Options Local Plan.
We received comments on this evidence base and the draft policy as part of the Local Plan Preferred Options consultation undertaken last summer, which is currently in the process of being reviewed and updated prior to completing the final draft Plan. In addition to this high level masterplanning work is being undertaken by some of the developers of the Strategic Sites to address issues and help demonstrate that sites are viable and deliverable.
The detail is provided in Appendix 13.
The work on sites is ongoing and therefore the indicative amounts in this document are for illustrative purposes only to allow comparison with the Preferred Option Local Plan site allocations and are liable to change subject to further work.1
1 Please note: In order to ensure a realistic approach and give a reasonable estimate of potential amounts of development on proposed strategic sites we have deducted the potential strategic greenspace from the total gross sites area before applying a net development ratio and indicative density to the remaining site area.
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CT 5 a B T 2 t N e m I o 9200 c E R R k H R 4 W 3m R H 5 .8 Social 22 1 O 0 14.6m L ck M Be A th Centre ou N 23 S E 2 14.3m Playground D A O Thornfield R 8 Garage N o O t Farm T 1 4 K 1 4 1 BM 15.38m 5 N t o 0 0002 t O y 2 o r 4 19 M e 4 2 rg 5 u 2 3 6 2 1 3 1 10 A 5 E S V O I 11 L C H C R T 9 O 1 m 13 T 2 R 1 5 T . I 1 A I 14.3m W R A R Y 2 O 1 M 1 1 9 0 0 BA RFI ELD 14.6m RO AD 2 1 B o r o C o n C s N t o a C E n o 9 3 d n W 2 0 2 1 W s t 1 a B r L d d A B y d N H y R E m 5 2 5 1. 0 7 1 0 1 7 2 Barfield Villa 14.3m D 3 A 8 O 6 y Bd R d N ar O W T n rai Bramble Cottage K 2 D D N 2 e O 5 f 8 4 M 1 E NU 1 2 VE A 1 D 4 14.3m E L 3 V I E 44 O F 1 9 8 N R 4 5 4 R 5 G O 5 Y H Holly 2 E T 1 L 5 Cottage A 1 E H The 6 Coach 1 AD 7 O House 2 R N O T 1 L 9 Monk Stray A 2 1 M 8 1 5. 2m W R F 2m 9 H 5 1. 4 9m .3 4 1 M B 5 0 5 3 2 The Laurels 22 E 8 RH V 2m 0 O 1.5 2 R 1 G 2 N TO 3 W S ard O 7 B F 1 d y 1 H R 7 14.0m 4 E U U nd EN Thorn Nook AV N Und Orchard O FT SE R 7 H 3 2 0 2 3 1 2 8 1 1 2 o t C 5 o 2 C on s t R 4 a H nd W ard B d y 3 4 Mast 1 4 Rugby Football Ground 4 8 14 6 2 1 3 to in ar 3 3 D 1 y 2 d B Stone El ard W 2 Sub Sta a R E 1 2 C L 2 M F 1 U IE nd L D Pavilion 1 1 3 A V L E in 14.6m Playing Field N w Submitted Site Boundary U R o E E u o f h De 2 A l m e d s h L C 2 v e ro 2 il a f le t A s 5 F h a b ir o 0 1 H f u 1 8 i i e r g l n h d e Developable Area after criteria assessment f ie 1 l 9 d 1 R 2 L A H K B in O U ra D O R N N 4 U 3 N F M Pavilion R i e O l G T d H H h H o A T e R 1 o lm T 2 P u 2 s le H Criteria 1:4 Natural environment asset boundaries o e i p g B la h o r C o r o s C C H o o n n s t s e t G a B B d d r l y a e y n y g E e 1 lm 1 g 14.3m H a rt ig h h Area elimated at criteria stage: L W e 46 IE CRITERIA 1, 2 AND 3 ASSESSMENT 1. Natural Environment Assets 2. Existing Openspace 3. Greenfield and within Flood Zone 3a Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. City of York Council, Licence No. 1000 20818. Produced by Integrated Strategy Unit. 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