Bedale Sub-Area

Preferred Options Consultation Document

Part 2

Preferred Sites Bedale Sub-Area

October 2016

1. Introduction 1

2. Methodology 3

3. Bedale (with Aiskew) 5

4. Crakehall 77

5. Kirkby Fleetham 88

6. Snape 99

7. West Tanfield 116

8. Burneston 132

9. Leeming 142

10. Leeming Bar 147

11. Scruton 179

12. Thornton Watlass 199

13. Well 204

14. Other Settlements 205

15. Sites Under Allocation Threshold 207

16. Site Selection Methodology 208

Preferred Sites Bedale Sub Area - Hambleton District Council 1 2 Preferred Sites Bedale Sub Area - Hambleton District Council INTRODUCTION 1.1 The new Local Plan will set out how much land should be provided to accommodate new homes and jobs that are needed within Hambleton up to 2035 and where this should be located. It will consider the need for new homes and jobs alongside the need for associated infrastructure such as shops, community facilities, transport, open space, sport and recreation, health and education within the context of protecting what is special about Hambleton. The Plan will also look to protect and enhance the countryside, historic buildings and the unique character of our market towns and villages. The Local Plan will also set out the policy framework which will be used to determine proposals for new development across the District and for enforcement purposes. The Local Plan will allocate sites in line with the Plan's strategy. The allocation of sites in the Hambleton Local Plan will provide certainty to developers, local people and infrastructure providers about how much development will take place over the next twenty years and where. 1.2 The Plan will include:- Part 1: Preferred Policies- A vision and objectives for the Plan Area and detailed policies for determining development proposals Part 2: Preferred Sites- Where development will take place and how much 1.3 This document forms Part 2 - Preferred sites. Due to the volume of sites this part has been split up into five sub areas, Bedale, Easingwold, Northallerton, Stokesley and Thirsk. Preferred Options Consultation 1.4 This document sets out details of the Preferred Sites which will be expected to meet the need for development over the Plan period to 2035. The document provides basic information about the site and summarises why it is being put forward as a Preferred Site or why at this stage it has been discounted. 1.5 . Preferred sites have been identified following an initial assessment of sites in accordance with stage 1 and 2 of the site selection process set out in the methodology section of this document, and in full in the Appendices. There is still a long way to go before final decisions are made on which sites are the most suitable. The next stage in this process will be to seek further details from landowners, agents and developers on how the site will be developed and when, which will include requests for further information to demonstrate development is both deliverable and viable. This will form stage 3 of the site selection process. An opportunity will also be given to those sites that have been discounted to provide additional information which may overcome the reasons why the site has not been put forward as a preferred site. During this time, Officers will continue to work with a range of Infrastructure Providers to develop an Infrastructure Plan which will establish what is required to bring forward development. This will include consideration of highways, schools, healthcare and sewerage capacity. Other evidence base will be continued to develop and will also feed into the site selection process. 1.6 For the purposes of the Preferred Options consultation, separate consultation documents on sites have been published for each of the five Sub Areas Bedale, Easingwold, Northallerton, Stokesley and Thirsk. Sites are listed numerically under each settlement, the settlements are ordered according to the established settlement hierarchy. The site summaries are provided for all sites within the service centres, service villages and secondary villages. As part of this consultation, your views are sought on the recommendations for each site as presented in each site summary of this document. If you can identify a more suitable site which has currently not been submitted, details of the site should be submitted as part of your response.

Preferred Sites Bedale Sub Area - Hambleton District Council 1 1.7 In relation to 'other' settlements the Preferred Option is to maintain the vitality of smaller rural villages through supporting levels of development which are commensurate with the existing scale and form of the village. In order to provide a long term flexible approach to development in smaller villages, it is not proposed to allocate sites but to rely on a criteria based approach to development. Therefore, preferred sites have not been identified in 'other' settlements and the site summaries are not provided. A list of the sites put forward in 'other' settlements is attached within the appendices of each sub area document. Your views on the criteria based approach are sought within Part 1: Preferred Policies. 1.8 A number of sites have been submitted which are below 0.2 hectares or would accommodate less than five dwellings. In some cases these sites may be suitable for development however they are below the threshold for allocation and any proposals for the development of these sites will be considered in the context of wider Plan policies. A list of these sites is attached at the end of each of the site consultation documents for each Sub Area and have been identified on the settlement maps. 1.9 Several sites were put forward for consideration for green space designation, where these are within the service centre, service village and secondary village a site map has been provided under the relevant settlement. Requests for greenspace designations in 'other' settlements are listed in this document in the 'other' settlements section. The sites have been assessed separately, assessments and recommendations can be seen within the Local Green Space Recommendations Report.

2 Preferred Sites Bedale Sub Area - Hambleton District Council Methodology 2.1 One of the first steps in preparing a new Local Plan is to establish what land is available for development within the District over that time frame. This will inform site allocations in the new Local Plan. 2.2 As part of this landowners, agents and developers were invited to put forward land for potential development in the future. This 'Call for Sites' exercise ran between June 2015 and February 2016 and over 500 sites were put forward for potential development in Hambleton District. 2.3 A Site Selection methodology was established in order to set a rigorous and consistent approach to the assessment of all of the submitted sites. The aim of the site selection process is to secure development which best meets the objectives of the New Local Plan. It is a tool for Officers to objectively assess sites submitted to the Council to enable informed choices to be made on the selection of sites. The Site Assessment Methodology was presented to the Housing Market Partnership meeting in December 2015. The partnership includes a range of developers and agents who operate in the District. 2.4 There are three stages to the site selection process. The first stage assesses the site against key eligibility criteria. This includes consideration of the scale of development and assessment against key constraints. The second stage is an assessment of the site against Local Plan Sustainability Appraisal objectives and the third stage considers the deliverability and viability of the site. 2.5 In stage two, the performance of sites against the indicators has been coded using a traffic light system. A colour coding (red/amber/green) is used to indicate the relevant impact or suitability of the site. Red: = Significant adverse effect: The site performs poorly against the relevant indicator Amber: = Moderate adverse effect: The site performs adequately against the relevant indicator but there are some issues that need addressing Green: = Non-adverse effect: The site performs well against the relevant indicator 2.6 Stage two of the assessment has been informed by site visits, data held within the council's Geographical Information Systems (GIS), engagement with Natural England, Historic England, North Yorkshire County Council, the call for sites submission form and emerging evidence base such as Employment land Review and Strategic Flood Risk Assessment. Parish Councils were also asked to input into the constraints mapping and identification of important features of their settlement(s). 2.7 Sites have been screened in terms of impact on designated biodiversity sites (SSSI's and SINCs). Biodiversity data impacting the proposed allocation sites will feed into stage 3 of the site selection process. 2.8 Limited information has been provided by landowners, agents and developers within the site submission forms with regards to deliverability and viability of the site and therefore these aspects which form stage 3 of the site selection process, have not informed the assessment of sites at this point. This is with exception to highways information provided by North Yorkshire County Council and therefore aspects relating to whether the site has access to a public highway and the degree of off site works required to enable the site to come forward for development have informed assessment of the sites. 2.9 As part of the stage 2 assessment for housing sites, where information on potential dwelling yield of the site was not provided on the site submission form or where the assumed dwelling yield was presented as a range, a density of 25 dwellings per hectare (dph) has been applied to provide

Preferred Sites Bedale Sub Area - Hambleton District Council 3 an indicative dwelling yield for the site. Any deviation from this will be due to local factors affecting the site which have suggested a slightly lower or higher density would be more appropriate. It is important to note that at this stage, the potential dwelling yield of sites is only indicative. 2.10 Stage 3 of the site selection process will be the next stage where Officers will seek further details from landowners, agents and developers of preferred sites to establish how the site will be developed and when, which will include requests for further information to demonstrate development is both deliverable and viable. Stage three of the assessment process may result in changes to the potential dwelling yield of sites. 2.11 As part of stage 3, where sites that have been identified as not preferred in this document, landowners/agents will also have an opportunity to provide additional information to address those aspects presented as reasons for why they have not been identified as a preferred site. 2.12 The responses to this consultation, further evidence base work including the Infrastructure Plan and Plan Viability work will feed into the stage three assessment. This additional information on the preferred and presently non preferred sites will be used to inform decisions on which sites are the most suitable for allocation in the Local Plan. 2.13 A full copy of the Site Assessment Methodology is attached at the end of each of the site consultation documents for each Sub Area. A summary of the full assessment of each of the sites against the site assessment criteria is included as an appendix to the Sustainability Appraisal Document. 2.14 Sites put forward for consideration to be designated as greenspaces have been assessed separately. The methodology, assessment and recommendations can be found in the Local Green Space Recommendations Report.

4 Preferred Sites Bedale Sub Area - Hambleton District Council BEDALE (WITH AISKEW)

Bedale with Aiskew

B/004/018

B/004/004

Bedale Relief Road Now Open 15/01240/OUT B/004/007 B/004/011 B/004/019

B/004/013

B/121/001/G

B/011/009/G B/004/016

B/011/022

B/011/010/G B/004/017 B/011/003/G B/011/013/G B/011/003/G B/004/006 B/011/003/G B/011/018/G

B/011/006/G B/011/010/G B/004/015/G

B/011/006/G B/011/006/G B/011/002 B/011/006/G B/011/006/G

B/011/012/G B/011/015/G B/011/005/G B/011/024 B/011/011/G B/011/001 B/011/007/G B/011/008/G B/011/001 15/00006/FUL B/011/007/G B/011/004/G B/011/016/G B/011/020 B/011/011/G B/011/007/G B/011/020 B/011/023 B/011/021

B/011/014/G

Preferred Options Key Employment Locations Preferred Housing Sites General Employment Locations Non-Preferred Housing Sites 2010 Allocated Sites Potential Housing Sites below allocation threshold Community/Recreation Preferred Employment Sites Employment Non-Preferred Employment Sites Housing Preferred Mixed Sites incl. Housing Mixed use Non-Preferred Mixed Sites incl. Housing Other Preferred Recreation Site Current Planning Applications Non-Preferred Recreation Preferred Local Green Space [ PLEASE NOTE: Dwelling yields are indicative only. © Crown copyright [and database rights] 2016 OS 100018555 Civic Centre, Stone Cross, Northallerton DL6 2UU Non-Preferred Local Green Space 1:10,500 Telephone: 01609 779 977 Fax: 01609 767228

Preferred Sites Bedale Sub Area - Hambleton District Council 5 Bedale/Aiskew

6 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/006

Parish Aiskew

Address Allotments Bridge Street Bedale North Yorkshire

Current Use Greenspace

Proposed Use Housing

Area (ha) 1.96

Indicative Yield 49

Commentary Environmental The site is greenfield. it is classified as Grade 3 Agricultural Land. The site is within the Green Infrastructure Corridor. Within a minerals safeguarding area for Building stone, limestone, sand and gravel. Connectivity Sustrans National route is north of the site. Given that the site is located in close proximity to the town centre, the site is also in close proximity to pavements along the highway. Highways would need to advise on access to these. Impact on character and form The site is not prominent in any significant views towards the settlement. The site sits within the existing development limits and within the existing built form of the settlement so there is limited impact on form. Development of the site will change the character of this area from open green space to built form. Impact on historic assets The site is in close proximity to the boundary of the Bedale Conservation Area. Careful consideration would need to be given to the design of any development at this location due to the proximity to the Conservation Area. the site lies opposite the Grade II* listed watermill. The Station House is identified within the Bedale Conservation Area Appraisal as a Building of Local Interest. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Transport Assessment /Travel Plan required.

Preferred Sites Bedale Sub Area - Hambleton District Council 7 Site Reference B/004/006

Minor works may be required to extend existing footway to serve the site.

Conclusion The site is well related to the existing form of the settlement, however the open space could harm elements that contribute to the significance of the Conservation Area, listed buildings and building of local interest. Further there are issues accessing the site. Not a preferred site.

B/004/006

Question 1

Do you agree that site B/004/006 is not suitable for development and the reasons given? If not please explain why.

8 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/007

Parish Aiskew

Address Wilbert Farm Sandhill Lane Aiskew North Yorkshire DL8 1AU

Current Use Redundant Farm buildings

Proposed Use Housing

Area (ha) 3.73

Indicative Yield 105

Commentary Environmental It is classified as grade 3 a and 3b agricultural land. Within a minerals safeguarding area for Limestone, sand and gravel. It is within the green infrastructure corridor. Connectivity Public footpath runs along the south western boundary of the site. Sustrans National Route runs along the north western boundary. There are no pavements along the site boundary. Impact on character and form The site is not prominent in any significant views towards the settlement. Views of the site from Sandhill Lane and Back Lane are screened by vegetation. Views of the site from Bedale road are currently screened by vegetation and existing housing. The majority of the site is within existing development limits of Aiskew and is adjacent to existing housing so no negative impact on form or character. Impact on historic assets No Issues Flooding Marginal sections of the site are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways Access has been deemed acceptable as part of the planning application process

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 9 Site Reference B/004/007

The site has not major constraints it relates to the existing form of the settlement and development would improve the condition of the site. Preferred site.

B/004/007

Question 2

Do you agree that that site B/004/007 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

10 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/0011

Parish Aiskew

Address Land North East Of Ashgrove 89 Bedale Road Aiskew North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 3.27

Indicative Yield 70

Commentary Environmental It is classified as grade 3b agricultural land. Within a minerals safeguarding area for Limestone, sand and gravel. It is adjacent to the green infrastructure corridor. Connectivity There are public footpaths in fairly close proximity to the site. There is a pavement along Bedale road which the site fronts onto. Impact on character and form The site would be prominent when approaching Aiskew on Bedale road but the site would not block significant views to the settlement. Impact on form and character would be limited as the site is directly adjacent to the existing development limits of the settlement and fits well with the settlement boundary. Impact on historic assets No Issues Flooding There is a marginal section of the site susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto A684. Transport Assessment and Travel Plan required.

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 11 Site Reference B/004/0011

The site relates well to the existing form and character, has an acceptable access and are no major constraints to development. Preferred Site.

B/004/011

Question 3

Do you agree that that site B/004/011 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

12 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/013

Parish Aiskew

Address Land North And East Of Aiskew Bank Farm Back Lane, Land t the North and Rear of Willow Drive and Land to Rear of 16 to 28 Kingfisher Drive Aiskew North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 20.68

Indicative Yield 517

Commentary Environmental This is a greenfield site. It is classified as grade 3b agricultural land. Within a minerals safeguarding area for brick and clay, building stone, limestone, and sand and gravel. It is adjacent to the green infrastructure corridor. Connectivity A footpath and bridleway bounds the south east boundary. The south west corner of the site is in fairly close proximity to Back Lane which has pavements, linking to Bedale road. However, no direct link to pavements or cycle route. Impact on character and form The site is not currently prominent in any significant views to the settlement when approaching from Bedale Road. However, the new Bedale bypass is close proximity to the north west boundary of the site. The site is prominent in views towards Bedale / Aiskew when approached from the bypass. This is a large site, it adjoins the existing built form at Aiskew. However the site is prominent in views from the bypass, the site is open and there are limited views of the existing development at Aiskew. Impact on historic assets This site lies less than 135 metres from the boundary of the Bedale Conservation Area. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area. This site has archaeological potential. This site lies within 600 metres of the Aiskew Roman Villa which is a Scheduled Monument. Flooding There is a marginal section of the site susceptible to surface water flooding.

Preferred Sites Bedale Sub Area - Hambleton District Council 13 Site Reference B/004/013

Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site. Passenger transport will require additional facilities/service provision as determined in a traffic assessment and/or travel plan.

Conclusion Development of the site would have an impact on the character and form of the settlement of Aiskew. The loss of the open space could cause harm to elements which contribute to the significance of the Conservation Area and the nearby Scheduled Monument. There are access issues. Development of the whole site would not be appropriate. Not a preferred site.

B/004/013

14 Preferred Sites Bedale Sub Area - Hambleton District Council Question 4

Do you agree that site B/004/013 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 15 Site Reference B/004/015/G

Parish Aiskew

Address Oakwood Enterprises Big Sheep And Little Cow The Bridge Aiskew Bank Aiskew North Yorkshire DL8 1AW

Current Use Visitor attraction

Proposed Use Local Green Space Designation

Area (ha) 8.47

Indicative Yield N/A

Conclusion This area is not supported for designation, see Local Green Space Recommendations Report.

B/004/015/G

B/004/015G

16 Preferred Sites Bedale Sub Area - Hambleton District Council Question 5

Do you agree that site B/004/015G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 17 Site Reference B/004/016

Parish Aiskew

Address Land South West Of 70 Bedale Road Aiskew North Yorkshire

Current Use Paddock

Proposed Use Housing

Area (ha) 2.35

Indicative Yield 60

Commentary Environmental This is a greenfield site. It is classified as grade 2 agricultural land. Within a minerals safeguarding area for Limestone, sand and gravel. It is within the green infrastructure corridor. Connectivity There is a Public Right Of Way over the road from the site. There is a footway to the north of the site along Bedale Road which links to the adjacent convenience provision and to the centre of Bedale Impact on character and form The site is not prominent in views towards the settlement from Bedale Road. There are views to open countryside across the site. Development at this location along Bedale road is linear in nature however to the west of the site and to the east development extends to the railway line, which reduces the impact on the form of the settlement and combined with lack of prominence of the site in views into the settlement from Bedale Road this reduces the impact of the development on character. Impact on historic assets No issues Flooding The eastern corner of the site is liable to flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Transport Assessment and Travel Plan required.

Conclusion

18 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/016

Development of the site would result in a loss of Grade 2 agricultural land. However the site has limited impact on the historic environment, character and form. There may be access issues that affect the site however there many be scope to access the site through the remainder of the existing allocation BM2/BH2 subject to this site coming . Preferred Site.

B/004/016

Question 6

Do you agree that that site B/004/016 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 19 Site Reference B/004/017

Parish Aiskew

Address Land East Of The Covert And Lowfield Back Lane Aiskew North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.63

Indicative Yield 15 -20

Commentary Environmental This is a greenfield site. It is classified as grade 3agricultural land. It is within the green infrastructure corridor. There is possible historic contamination. GIS data indicates Road Haulage, this is adjacent to the site to the southern boundary Connectivity There is a public right of way to the south east of the site which connects to the wider Public Right Of Way network. There is no footway adjacent to the site boundary. Development of the site would have a limited impact on the overall form of the settlement due to its size. Development of the site would impact on the character of the settlement at this location. Impact on character and form The site is not prominent in views towards the settlement. Impact on historic assets No Issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site. Improvement to Back Lane and its junction with A684 required.

20 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/017

Conclusion There are some access issues associated with the development of the site. The site has no direct connection to a highway maintainable at the public expense and no footways serving the site. Not a preferred site.

B/004/017

Question 7

Do you agree that site B/004/017 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 21 Site Reference B/004/019

Parish Aiskew

Address Land to south East of Bedale Road

Current Use Paddock

Proposed Use Housing

Area (ha) 0.18

Indicative Yield 5

Commentary Environmental This is a greenfield site. It is classified as grade 2 agricultural land. It is within the green infrastructure corridor. The railway line is along the south eastern boundary. Connectivity There is a public right of way to the northern boundary of the site. There is a footway on the opposite site of the road to the site. Impact on character and form The existing tree coverage limits views into the settlement the site. Trees dominate the views of the site. The site is prominent from Bedale Road. Development of the site would have an impact on the character and form of the settlement. Impact on historic assets No Issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Awaiting Highways

Conclusion

22 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/019

This is a small site, likely to deliver below the required threshold for allocation. The site does not relate well to the existing form and character of the settlement. Not a preferred site.

B/004/019

Question 8

Do you agree that site B/004/019 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 23 Site Reference B/004/020

Parish Aiskew and Leeming Bar

Address OS field 1500 Leases Road, Leeming Bar North Yorkshire.

Current Use

Proposed Use Employment (PROPOSED BY HDC)

Area (ha) 1.02

Indicative Yield N/A

Commentary Environmental This is a Greenfield Site, Classified as Grade 3 agricultural land. Excelby Services are located to the south of the site. The A1 (M) is adjacent to the site to the western boundary. Connectivity There are footways to leases road either site of the newly constructed roundabout. There is a sustrans cycle route adjacent to the cycle boundary. Impact on character and form The site is prominent from Leases Road and will be visible from the A1(M). There are limited views of the settlement from the site. The site is adjacent to development at Exelby Services, it could be considered to extend the settlement northwards. The land rises from south to north and there is a bank to the south of the services which serves to create a break between the site and the existing settlement at Leeming Bar. The existing development limits south of Exelby services, just to the south of the roundabout but the existing development limits include land that is still to be developed off cony Garth Way. Reinforcing the gap between the proposed site and the existing development. Impact on historic assets The site is within close proximity of Deer Street and is therefore likely to have archaeological potential. Flooding The southern part of the site is susceptible to surface water flooding. The Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. Should be permitted on flood risk ground Highways Higways to advise.

24 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/020

Conclusion The site at present feels distant from the existing settlement and would serve to extend the settlement northwards however, it is adjacent to existing development at Exelby services. The employment land review considers that land this site would suitable for industrial/distribution based uses and should be considered for allocations as land with employment land development potential. Subject to satisfactorily addressing surface water flooding issues and investigating the archaeological potential the site is suitable for development. Preferred site

B/004/020

Question 9

Do you agree that that site B/004/020 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 25 Site Reference B/004/021

Parish Aiskew and Leeming Bar

Address OS Field 3600 Leases Road, Leeming Bar, North Yorkshire

Current Use Agricultural

Proposed Use Employment (PROPOSED BY HDC)

Area (ha) 3.60

Indicative Yield N/A

Commentary Environmental This is a Greenfield Site, Classified as Grade 2 agricultural land. Excelby Services and the A1 (M) are located to the west of the site. The relief road is located to the south of the site. Connectivity There are footways to Leases road either site of the newly constructed roundabout to the south of the site. There is a sustrans cycle route adjacent to the cycle boundary. Impact on character and form The site is prominent from Leases Road and will be visible from the A1(M). There are limited views of the settlement from the site. The site is to the east of development at Excelby Services and to the north of the recently constructed relief road, it could be considered to extend the settlement northwards. The land rises from the south and east to the north and the west. There is a break between the site and the existing settlement at Leeming Bar. Impact on historic assets The site is within close proximity of Deer Street and is therefore likely to have archaeological potential. Flooding The strategic flood risk assessment states that the site is entirely in Flood Zone 1, but site extent exceeds 1Hectare. Development could be permitted subject to Flood Risk Assessment. Highways Higways to advise

26 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/021

Conclusion The site at present feels distant from the existing settlement and would serve to extend the settlement northwards however, it is opposite to existing development at Exelby services. Subject to satisfactorily investigating the archaeological potential the site is suitable for development. Preferred site

B/004/021

Question 10

Do you agree that that site B/004/021 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 27 Site Reference B/011/001

Parish Bedale

Address Land North East Of Low Ashbank Grange Burrill Road Bedale North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 3.45

Indicative Yield 75 - 86 (39 on preferred site)

Commentary Environmental This is a greenfield site. It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel Connectivity Sustrans national route runs along the northern boundary of the site (along Burrill road). The northern boundary fronts on to Burrill road but there are no pavements at this point. There are pavements further along Burrill Road. Impact on character and form The site is significant in views towards the settlement when approaching on Burrill road. Part of the eastern boundary of the site is adjacent to existing development limits, however the site represents a significant extension eastwards of the existing settlement and does not fit well with the existing form. Development of the site as presented would change the character of the area in this location. Impact on historic assets No issues Flooding A section in the centre of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Burrill Road. TA/TP required.. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

28 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/001

Conclusion Development of the whole site would have an impact on the character and form of the settlement and part of the site is liable to surface water flooding. However, access to the site is acceptable and there are no significant impacts on historic assets. Development of part of the site may be appropriate this would reduce the impact on character. The yield of the site would be reduced (approx. 39). Preferred site (part)

B/011/001

Question 11

Do you agree that that site B/011/001 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 29 Site Reference B/011/002

Parish Bedale

Address Bedale Park Golf Course South West Burrill Road Bedale North Yorkshire

Current Use Golf Course

Proposed Use Housing

Area (ha) 1.66

Indicative Yield 8-40

Commentary Environmental This is a greenfield site (part of a golf course). It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel Connectivity Sustrans National route runs along the eastern boundary. There is a pavement opposite the north east corner of the site. Impact on character and form The site is prominent in significant views towards the settlement from Burrill Road, when approaching along the highway. The prominence is reduced by the existing hedgerow and tree coverage. Part of the eastern boundary of the site is adjacent to existing development limits, however the site is at the opposite side of Burrill road and in this respect does not relate well with the existing form and character of the settlement. Impact on historic assets No Issues Flooding There are three sections of the site which are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Burrill Road. Travel Plan and Transport Assessment required. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site. Footway and street lighting will be required to link to the existing footway on Burrill Road.

30 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/002

Conclusion The site is currently part of the golf course and is lined by hedgerow, bushes and trees occupy the whole site. Whilst there is development to the south of Burrill Road there is not any residential development to this northern side. The loss of this space and subsequent development of the site would have an impact on the character and form of the settlement. Not a preferred site.

B/011/002

Question 12

Do you agree that site B/011/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 31 Site Reference B/011/003G

Parish Bedale

Address Bedale Hall Park, North End, Bedale, North Yorkshire

Current Use Recreation

Proposed Use Local Green Space Designation

Area (ha) 2.42

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation.

B/011/003/G

32 Preferred Sites Bedale Sub Area - Hambleton District Council Question 13

Do you agree that that site B/011/003G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 33 Site Reference B/011/004G

Parish Bedale

Address Knabbs Quarry, Masham Road, Bedale, North Yorkshire, DL8 2SD

Current Use Greenfield

Proposed Use Local Green Space Designation

Area (ha) 0.23

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is not supported as a Local Green Space Designation.

34 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/004/G

B/011/004/G

Question 14

Do you agree that site B/011/004G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 35 Site Reference B/011/005/G

Parish Bedale

Address Bedale Allotment Association, The Allotment Gardens, Masham Road, Bedale, North Yorkshire

Current Use Allotments

Proposed Use Local Green Space Designation

Area (ha) 0.41

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space designation.

36 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/005/G

B/011/005/G

Question 15

Do you agree that that site B/011/005G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 37 Site Reference B/011/006/G

Parish Bedale

Address Land Adjacent To Samwaies Court, The Bowling Green, Land South East of Wycar House and Land North of Bedale Bowls Club Wycar Bedale North Yorkshire

Current Use Recreation and amenity green space

Proposed Use Local Green Space Designation

Area (ha) 0.34

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion The sites are supported as Local Green Space designation where these do not form highway verges. See report for further details.

38 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/006/G

B/011/006/G

B/011/006G

Question 16

Do you agree that that site B/011/006G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 39 Site Reference B/011/007/G

Parish Bedale

Address Land End of Parker Drive, Land at Stapleton Close and Land Adjacent Peirse Close, Bedale, North Yorkshire, DL8 2UG

Current Use Amenity green space

Proposed Use Local Green Space Designation

Area (ha) 1.18

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion These sites are supported for Local Green Space designation.

40 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/007/G

B/011/007/G

Question 17

Do you agree that that site B/011/007G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 41 Site Reference B/011/008/G

Parish Bedale

Address Play Area At Calvert Way, Bedale, North Yorkshire

Current Use Recreation

Proposed Use Local Green Space Designation

Area (ha) 0.21

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported for Local Green Space designation.

42 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/008/G

B/011/008/G

Question 18

Do you agree that that site B/011/008G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 43 Site Reference B/011/009/G

Parish Bedale

Address OS Fields 3876 & 5563, Bedale, North Yorkshire

Current Use School playing fields

Proposed Use Local Green Space Designation

Area (ha) 8.47

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion These sites are not supported for Local Green Space Designation.

B/011/009/G

B/011/009

44 Preferred Sites Bedale Sub Area - Hambleton District Council Question 19

Do you agree that site B/011/009 is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 45 Site Reference B/011/010/G

Parish Bedale

Address Bedale Park Golf Course North, South and South West, Bedale, North Yorkshire

Current Use Recreation

Proposed Use Local Green Space Designation

Area (ha) 45.18

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is not supported for Local Green Space Designation

46 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/010/G

B/011/010/G

Question 20

Do you agree that site B/011/010G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 47 Site Reference B/011/011/G

Parish Bedale

Address OS Field 5545, Playing Field, All Weather Pitch Bedale Leisure Centre, Bedale CoE PrimarySchool, Firby Road and Bedale High School, Playing Field and Outdoor Sports Area, Fitzalan Road

Current Use School Playing Fields

Proposed Use Local Green Space Designation

Area (ha) 9.73

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion Not supported as a Local Green Space Designation

48 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/011/G

B/011/011/G

Question 21

Do you agree that site B/011/011G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 49 Site Reference B/011/12G

Parish Bedale

Address Sewage Disposal Works, South End, Bedale, North Yorkshire, DL8 2DP

Current Use Landscaped area at Sewage Works

Proposed Use Local Green Space Designation

Area (ha) 0.66

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is not supported as a Local Green Space Designation

50 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/012/G

B/011/12/G

Question 22

Do you agree that site B/011/012G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 51 Site Reference B/011/013G

Parish Bedale

Address St Gregorys Church, North End, Bedale, North Yorkshire, DL8 1AF

Current Use Churchyard

Proposed Use Local Green Space Designation

Area (ha) 1.83

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation

52 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/013/G

B/011/013/G

Question 23

Do you agree that that site B/011/013G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 53 Site Reference B/011/014G

Parish Bedale

Address Football Ground, Firby Road, Bedale, North Yorkshire

Current Use Recreation

Proposed Use Local Green Space Designation

Area (ha) 2.10

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation

54 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/014/G

B/011/014G

Question 24

Do you agree that that site B/011/014G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 55 Site Reference B/011/015/G

Parish Bedale

Address Land At Oak Tree Drive Bedale North Yorkshire

Current Use Amenity green space

Proposed Use Local Green Space Designation

Area (ha) 0.51

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation

56 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/015/G

B/011/015G

Question 25

Do you agree that that site B/011/015G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 57 Site Reference B/011/016/G

Parish Bedale

Address Mowbray School, Masham Road, Bedale, North Yorkshire, DL8 2SD

Current Use School Playing Fields

Proposed Use Local Green Space Designation

Area (ha) 2.35

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is not supported as a Local Green Space Designation.

58 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/016/G

B/011/016/G

Question 26

Do you agree that site B/011/016G is not appropriate for a Designated Green Space?

Preferred Sites Bedale Sub Area - Hambleton District Council 59 Site Reference B/121/001/G

Parish Bedale

Address Bedale Athletic And Sports Association Bedale North Yorkshire DL8 1HA

Current Use Recreation

Proposed Use Local Green Space Designation

Area (ha) 4.35

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation

60 Preferred Sites Bedale Sub Area - Hambleton District Council B/121/001/G

B/121/001/G

Question 27

Do you agree that that site B/121/011G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 61 Site Reference B/011/018/G

Parish Bedale

Address Grassed area along the River, South End Village Green Harbour View Bedale North Yorkshire

Current Use Amenity green space

Proposed Use Local Green Space Designation

Area (ha) 0.27

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion This site is supported as a Local Green Space Designation.

62 Preferred Sites Bedale Sub Area - Hambleton District Council B/011/018/G

B/011/018/G

Question 28

Do you agree that that site B/011/018G is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 63 Site Reference B/011/020

Parish Bedale

Address Part OS Field 3541 & Welham House Bedale North Yorkshire DL8 2ES

Current Use Agricultural Land

Proposed Use Housing

Area (ha) 9.31

Indicative Yield 232 (100 on preferred site)

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for brick and clay, limestone, sand and gravel. Connectivity A public footpath cuts across the south west corner of the site. No pavements on the highway which the site fronts on to. Potential to establish connectivity (links to pavements with adjacent site (LDF allocation with planning permission). Impact on character and form The site would be prominent in views towards the settlement when approaching Bedale on the B6285. A small section of the site, to the northern and north western boundaries, is adjacent to the existing development limits of Bedale. Site to north has is an LDF allocation with planning permission. Development of the whole site would significantly extend the form of the existing settlement and this impacts on the form and character. Impact on historic assets No Issues Flooding A marginal section of the site in the north west corner of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto South End. Transport Assessment and Travel Plan required. Minor works may be required to extend existing footway to serve the site.

64 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/020

Conclusion The development of the whole site would impact on the form and character of the settlement. The site has no significant impact on the historic environment or major flooding issues and it has an acceptable access, development of part of the site may be appropriate and would reduce the impact on character and form. This would reduce the yield (approx. 100). Preferred site (Part)

B/011/020

Question 29

Do you agree that that site B/011/020 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 65 Site Reference B/011/021

Parish Bedale

Address OS Field 0006 Hird Avenue, Bedale North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 14.95

Indicative Yield 152-373

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for brick and clay, limestone, sand and gravel and building stone. Connectivity A public footpath runs along part of the north west boundary and continues slightly north of the boundary. Currently no pavements as site is set away from the existing development limit and where it does converge marginally with the limits, there is no connectivity to pavements in adjacent residential area. Impact on character and form The site would be prominent in views towards the settlement when approaching Bedale on the B6285 and Firby road. The site is a significant extension southwards of the existing settlement into adjacent farmland. The site does not sit well with the existing form. Development of the site would change the character of this area of the settlement. Impact on historic assets No issues Flooding The central area of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Transport assessment and travel plan are required. The site isolated from highway network. Minor works may be required to extend existing footway to serve the site.

66 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/021

Conclusion The site is not connected to the local highway. Development of the whole site would form a significant extension to the existing settlement and would impact on the character of the area. Not a preferred site

B/011/021

Question 30

Do you agree that site B/011/021 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 67 Site Reference B/011/022

Parish Bedale

Address Land To The North Of St Gregorys House 1 North End & OS Field 5563 Bedale North Yorkshire

Current Use Paddock

Proposed Use Housing

Area (ha) 1.35

Indicative Yield 33 - 45

Commentary Environmental This is a greenfield site . It is classified as grade 3 agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for limestone, sand and gravel and building stone. The gateway carpark is proposed adjacent to this site, this may impact on the amenity of new residents. Connectivity There is a footway opposite the site linking the area to the town centre. Impact on character and form This site would be prominent in significant views towards Bedale when approaching from the North and the Bypass. Including views towards the listed buildings adjacent to the site. Residential development of this site would impact on the character and form of the settlement. It would have a significant impact on the character of the settlement and the setting and approach to the Grade 1 listed st Gregory's church. Impact on historic assets This site abuts and in one area lies within the Bedale Conservation Area. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area. Development of this site could affect the setting of the Grade I Listed Church of St Gregory and other Listed Buildings at the northern end of the Conservation Area. The site it is within close proximity of Bedale's historic town centre and numerous events have been recorded close by. This site may therefore have archaeological potential. Flooding

68 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/022

Strategic Flood Risk Assessment states that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. Flood Risk Assessment required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion The loss of this open site and its subsequent development could harm elements which contribute to the significance of the Conservation Area and the setting of the Grade I listed building. The site would be prominent in views approaching Bedale and would impact on the character and form of the settlement. Not a preferred site

B/011/022

Preferred Sites Bedale Sub Area - Hambleton District Council 69 Question 31

Do you agree that site B/011/022 is not suitable for development and the reasons given? If not please explain why.

70 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/023

Parish Bedale

Address Land At The Rear Of 25 Hird Avenue Bedale North Yorkshire

Current Use Field laid to grass

Proposed Use Housing

Area (ha) 0.58

Indicative Yield 14- 18

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for limestone, sand and gravel and building stone. Connectivity No public right of way in vicinity. In order to provide access to the site, the site promoter has included an existing residential property in the site boundary. There are footways to Hird Avenue. Which lead to South End. Impact on character and form The site is open and prominent, affecting views from Firby road but sensitive design would reduce the impact of built development. The site is adjacent to the development limits and existing built form. The site has the potential to impact on the character and form of the settlement. Impact on historic assets No Issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 71 Site Reference B/011/023

The site does not include a sufficient frontage to enable an access of acceptable standards to be formed onto the public highway. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Junction would need to be formed at site adjoining carriageway but may encroach other neighbouring properties.

Conclusion There are some limited impacts on character and form and no significant impacts on historic assets or significant flooding issues. However, there are access constraints to the the site and the creation of a junction may affect neighbouring properties. Not a preferred site.

B/011/023

72 Preferred Sites Bedale Sub Area - Hambleton District Council Question 32

Do you agree that site B/011/023 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 73 Site Reference B/011/024

Parish Bedale

Address OS Fields 3674, 4169 & 4275 Bedale North Yorkshire

Current Use agriculture

Proposed Use Housing

Area (ha) 1.27

Indicative Yield 20-31

Commentary Environmental This is a greenfield site . It is classified as grade 3 agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for limestone and sand and gravel. There is a water treatment works to the north of the site. Connectivity There is a public right of way along the north eastern boundary of the site, connecting to the wider footpath network. There is no footway to the B6285 at this point. Impact on character and form The site will be prominent from the B6285 when approaching from the south. There is limited development on this side of the road at this location, bar the water treatment works to the north of the site. The existing settlement limits to adjoin the site to the north western boundary. Given the scale of the site the development for residential purposes would have an impact on the form of the settlement. Impact on historic assets No Issues Flooding The site is susceptible to surface water flooding. The north eastern boundary of the site is in floodzone 2 and 3. Strategic Flood Risk Assessment states that a large portion of this area is within the Functional Floodplain. Further, the flood risk in parts of this area which are currently within Flood Zone 2 may increase to Flood Zone 3 magnitudes in future due to climate change. Strategic Flood Risk Assessment recommends withdrawal of site. Highways

74 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/011/024

Access from the existing highway is acceptable onto South End. This site is affected by a registered public right of way which must be kept clear of any obstruction until such time as an alternate route has been provided and confirmed by order. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site. Footway and street lighting require connect to Bedale Town Centre or existing footway.

Conclusion Development of the site would have an impact on form and character of the settlement. The existing tree coverage bounding the adjacent water treatment works reinforces the sense of separation from the settlement on this eastern side of the B6285. There is no footway connection to the site and part of the site is in floodzone 2 and 3. Not a preferred site.

B/011/024

Preferred Sites Bedale Sub Area - Hambleton District Council 75 Question 33

Do you agree that site B/011/024 is not suitable for development and the reasons given? If not please explain why.

76 Preferred Sites Bedale Sub Area - Hambleton District Council CRAKEHALL

B/032/005 B/032/003

14/02435/FUL B/032/001 B/032/002

B/032/004

Preferred Options 2010 Allocated Sites Preferred Housing Sites Community/Recreation Non-Preferred Housing Sites Employment Preferred Employment Sites Housing Non-Preferred Employment Sites Mixed use Preferred Mixed Sites incl. Housing Other Non-Preferred Mixed Sites incl. Housing Current Planning Applications Preferred Recreation Site Suggested Local Green Space Non-Preferred Recreation PLEASE NOTE: Dwelling yields Key Employment Locations [ are indicative only. Civic Centre, Stone Cross, Northallerton DL6 2UU 1:5,500 General Employment Locations © Crown copyright [and database rights] 2016 OS 100018555 Telephone: 01609 779 977 Fax: 01609 767228

Crakehall

Preferred Sites Bedale Sub Area - Hambleton District Council 77 Site Reference B/032/001 (same as B/032/002)

Parish Crakehall

Address Land To The North Of Crakehall Water Mill Hackforth Road Little Crakehall North Yorkshire

Current Use Grazing

Proposed Use Housing

Area (ha) 0.68

Indicative Yield 15

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is adjacent to the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity A Public Right Of Way is in close proximity to the southern end of the site. Site fronts on to a private track. Access to the highway and pavements would depend on gaining access through the adjacent site to the west which has planning permission & development is pending. Impact on character and form The site is set behind another site which fronts onto the highway and which has planning permission - development on site is pending. The site will be prominent in views towards the settlement from the Public Right Of Way but it will not be prominent in significant views towards the settlement . The site is set behind another site which fronts onto the highway and which has planning permission - development on site is pending. At the proposed scale, the site would result in loss of open countryside which is important to the character of the CA. The site has limited impact on form as it will be adjacent to the built form. Impact on historic assets The southern end of the site is adjacent to the boundary of the Conservation Area. Development of this area could affect elements which contribute to the significance of Crakehall Conservation Area. The site is near the listed building Crakehall Mill House The North Yorkshire County Council Historic Landscape Character Assessment notes this site as 'ridge and furrow'. Further work regarding the significance of this feature will be required. Flooding

78 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/032/001 (same as B/032/002)

Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. The developer would need to demonstrate that a suitable and safe access can be achieved. The private road leading to the site will need to be brought up to an adoptable standard. Footway provision required from the site to the existing public maintained highway, existing footway opposite junction that pedestrians could cross over and use.

Conclusion The site presently has no direct connection to a highway maintained at public expense. Access may be available through the adjacent development (with planning permission). Development of this site may be appropriate subject to addressing surface water flooding and a sensitive design that does not have an adverse impact on elements which contribute to the significance of the Conservation Area or the setting of Crakehall Mill House. Preferred Site.

Preferred Sites Bedale Sub Area - Hambleton District Council 79 B/032/001

B/032/001

80 Preferred Sites Bedale Sub Area - Hambleton District Council B/032/002

B/032/002

Question 34

Do you agree that that site B/032/001 (same as B/032/002) is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 81 Site Reference B/032/003

Parish Crakehall

Address OS Field 0044 Hackforth Road Little Crakehall North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.95

Indicative Yield 45-48

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity A public right of way runs through site. No pavements on highway at this point. Site is disconnected from pavement network within village. Impact on character and form At the proposed scale, development at this location would result in loss of open countryside which is part of an important view point towards the settlement when approaching from the north. The proposed scale and location of the site does not relate well to the the existing form and character. Impact on historic assets No issues Flooding The south east corner of the site extending across to the south west corner of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Direct access is available from the C36. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion

82 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/032/003

The site has scope for an acceptable access but pedestrian connectivity is more limited. The site is susceptible to surface water flooding, development of the site at this scale would have an impact on character and form and would be prominent in views towards the settlement. Not a preferred site.

B/032/003

Question 35

Do you agree that site B/032/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 83 Site Reference B/032/004

Parish Crakehall

Address OS Field 1700 Back Lane Crakehall North Yorkshire

Current Use Paddock

Proposed Use Housing

Area (ha) 1.11

Indicative Yield 15- 27

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity Public Right of Way runs along eastern boundary and cuts through site. Site fronts on to private track (Back Lane). Impact on character and form Site is fairly well screened by vegetation and sits behind existing residential development which fronts onto the highway so the site is not prominent in views towards the settlement from the highway. It is however, fairly prominent in significant views from the Public Right Of Way network. Site does not relate well with existing form and character of the settlement. Impact on historic assets site is adjacent to Conservation Area boundary. Flooding The northern boundary of the site is alongside floodzone 2. Strategic Flood Risk Assessment states that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. Flood Risk Assessment would be required. Highways Direct access is available from Back Lane. Approximately 30 metres from the A684 west is black topped carriageway the remainder is green lane – no through route to Station Road. The developer would need to demonstrate that a suitable and safe access can be achieved and the existing highway will need to be brought up to an appropriate standard. The existing highway will need to be brought up to an appropriate standard.

84 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/032/004

Extend existing foot / street lighting system for the settlement to serve this development

Conclusion The site does not relate well to the exiting form and character of the settlement at this location and development of this area could affect elements which contribute to the significance of Crakehall Conservation Area. Whilst access of the site is available from back lane, most of this is a green lane and would require upgrading and extension of the existing footway and lighting. Not a preferred site.

B/032/004

Question 36

Do you agree that site B/032/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 85 Site Reference B/032/005

Parish Crakehall

Address OS Field 7948 Little Crakehall North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 4.58

Indicative Yield 108 - 114

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity There is a public right of way in close proximity to site. There is a pavement on the same side of the road to which the site entrance links to. Impact on character and form At the proposed scale, development at this location would result in loss of open countryside which is part of an important view point towards the settlement when approaching from the north. The proposed scale and location of the site does not site well with the existing form and character. Impact on historic assets The site entrance is in close proximity to a listed building. Flooding The south east corner of the site is susceptible to surface water flooding and there are sections across the centre of the site. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Direct access is available from the A684, however the frontage is very narrow and an access of acceptable standards may be difficult to achieve. The site will need to be consider in connection with B/032/003. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development

86 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/032/005

Conclusion Development at the scale proposed would not relate well to the existing form and character of the settlement. Further achieving an acceptable access may be difficult to achieve. Not a preferred site.

B/032/005

Question 37

Do you agree that site B/032/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 87 KIRKBY FLEETHAM

B/083/003

B/083/003 B/083/005

B/083/006

B/083/004

Preferred Options 2010 Allocated Sites Preferred Housing Sites Community/Recreation Non-Preferred Housing Sites Employment Preferred Employment Sites Housing Non-Preferred Employment Sites Mixed use Preferred Mixed Sites incl. Housing Other Non-Preferred Mixed Sites incl. Housing Current Planning Applications Preferred Recreation Site Suggested Local Green Space Non-Preferred Recreation PLEASE NOTE: Dwelling yields Key Employment Locations are indicative only. [ Civic Centre, Stone Cross, Northallerton DL6 2UU General Employment Locations © Crown copyright [and database rights] 2016 OS 100018555 1:5,400 Telephone: 01609 779 977 Fax: 01609 767228

Kirkby Fleetham

88 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/083/003

Parish Fleetham with Fencote

Address OS Field 0073 Lumley Lane Kirkby Fleetham North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 1.43

Indicative Yield 35 (10 on preferred site)

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for sand and gravel. The site is within ground water source protection zone 3. Connectivity There are several public right of ways in fairly close proximity to the site. There are no pavements along Lumley Lane which the site fronts on to. There are some pavements further in the village but these are adhoc. New links would need to be established but the roadside verge may limit potential for pavements in certain areas. The national cycle network route links to the other end of the village. Impact on character and form The site would be fairly prominent in significant views to the settlement. Development at proposed scale would result in loss of open countryside which is an important part of the view when approaching the settlement from the west. The site is outside the development limits. The scale and location of the site does not reflect, and has a poor relationship with, the existing built form. It would have a negative impact on character of settlement. Impact on historic assets The site is just beyond the boundary for the Conservation Area. Flooding The southern half of the site is susceptible to surface water flooding and this partly extends into the north. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 89 Site Reference B/083/003

Direct access is available from Lumley Lane. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development. Existing footway to be extended through the village and along the frontage of the site.

Conclusion The development of the whole site would not relate well to the existing character and form of the settlement. Some frontage development may be more acceptable subject to design, scale and layout, and subject to addressing surface water flooding. This would reduce the potential yield (approx. 10). Preferred site (part)

B/083/003

Question 38

Do you agree that that site B/083/003 is an appropriate development site? If not, please outline your reasons.

90 Preferred Sites Bedale Sub Area - Hambleton District Council Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 91 Site Reference B/083/004

Parish Fleetham with Fencote

Address Land At Lowfield Lane Kirkby Fleetham North Yorkshire

Current Use Grazing Land

Proposed Use Village Green & School Equipment & Grounds

Area (ha) 2.61

Indicative Yield N/A

Commentary Environmental This is a greenfield site. It is classified as grade 3b agricultural land. The site is within ground water source protection zone 3. The site is within the green infrastructure corridor. Connectivity There is a public right of way that runs along part of site boundary and national cycle network route runs along Lowfield Lane and Fleetham Lane which the site fronts onto. Close links to pavements which run through village. Impact on character and form The site is prominent in views towards the settlement and important to the character of the settlement. There are views out of the site into open countryside. Impact on historic assets Site boundary is adjacent to the scheduled monument site of Hall Garth Motte and Bailey Castle Flooding A marginal section susceptible to surface water flooding towards edge of site. Strategic Flood Risk Assessment recommends water compatible uses for this site. Highways Await highways response

Conclusion The site has been put forward to function as part of village green and for school equipment and grounds. This is an appropriate use of the site, subject to evidence of need. The outcome of the Open Space, Sport and Recreation Study in Spring 2017 will also need to be taken on board.

92 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/083/004

Preferred site (recreation and greenspace)

B/083/004

Question 39

Do you agree that that site B/083/004 is an appropriate Green Space? If not, please outline your reasons.

Preferred Sites Bedale Sub Area - Hambleton District Council 93 Site Reference B/083/005

Parish Fleetham with Fencote

Address Land South West and West Of 15 Lumley Lane Kirkby Fleetham North Yorkshire

Current Use Grazing

Proposed Use Housing

Area (ha) 0.30

Indicative Yield 2-7

Commentary Environmental This is a greenfield site . It is classified as grade 3b agricultural land. The site is within ground water source protection zone 3. Connectivity Public right of way runs along eastern boundary of site and in close proximity to southern boundary. There are pavements on the opposite side of the road to which the site fronts onto but pavement network in village is adhoc. The national cycle network route links to the other end of the village. Impact on character and form The site would be prominent in views across the open countryside towards the scheduled monument site when approaching the village from the west. The northern boundary is adjacent to development limits but the majority of the site is outside the development limits and extends beyond the linear pattern of existing built development in that part of the settlement. In this respect, the site does not fit well with the existing built form and character. Impact on historic assets The site fronts onto Lumley Lane and would be visible on the approach into the village and Conservation Area. Flooding The majority of the site is susceptible to surface water flooding (extending across the southern part of the site and towards the centre). Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, but with significant risk from surface water flooding and therefore a Flood Risk Assessment would be required. Highways

94 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/083/005

Direct access is available from Lumley Lane. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development. Footway provision required from the site to the existing public maintained highway, existing footway opposite junction that pedestrians could cross over and use.

Conclusion Development of the whole site would have an impact on the character and form of the settlement which is linear in nature along the southern side of the road. The southern half of the site is also affected by surface water flooding issues. Development of part of the site would take the site below the threshold for allocation. Not a preferred site.

B/083/005

Preferred Sites Bedale Sub Area - Hambleton District Council 95 Question 40

Do you agree that site B/083/005 is not suitable for development and the reasons given? If not please explain why.

96 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/083/006

Parish Fleetham with Fencote

Address OS Fields 1745, 1936 & 2453, Kirkby Fleetham Garage Workshop At Village Farm Dairy Bungalow and Rear of Black Horse Inn 7 Lumley Lane Kirkby Fleetham North Yorkshire DL7 0SH

Current Use Business, pub car park & small holding

Proposed Use Employment

Area (ha) 3.02

Indicative Yield N/A

Commentary Environmental The majority of the site is a greenfield site . It is classified as grade 3b agricultural land. The site is within ground water source protection zone 3. Connectivity A public right of way runs through site. There are pavements within the village but these are ad hoc. The national cycle network route links to the other end of the village. Impact on character and form The site would be prominent in views across the open countryside towards the scheduled monument site when approaching the village from the west. The northern boundary is adjacent to development limits but the majority of the site is outside the development limits and extends beyond the linear pattern of existing built development in that part of the settlement. The proposed scale and location of the site does not relate well with the existing built form and character. Impact on historic assets This site lies adjoins the boundary of the Kirkby Fleetham Conservation Area. There is a listed building on the opposite side of the road. However, the site is set behind existing residential development which fronts onto the road so there is no direct impact on setting of listed building. Flooding The northern end of site and parts of the southern end of the site susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1Ha, Flood Risk Assessment would be required. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 97 Site Reference B/083/006

Highways to advise

Conclusion The development of the whole site would not relate well to the form and character of the settlement. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area. The preferred options support the expansion of existing employment uses, allocation would not be necessary to support appropriate expansion of rural businesses. Not a preferred site.

B/083/006

Question 41

Do you agree that site B/083/006 is not suitable for development and the reasons given? If not please explain why.

98 Preferred Sites Bedale Sub Area - Hambleton District Council SNAPE

Snape B/135/005

B/135/003 B/135/006

B/135/002

B/135/001

B/135/004

Preferred Options Key Employment Locations Preferred Housing Sites General Employment Locations Non-Preferred Housing Sites 2010 Allocated Sites Potential Housing Sites below allocation threshold Community/Recreation Preferred Employment Sites Employment Non-Preferred Employment Sites Housing Preferred Mixed Sites incl. Housing Mixed use Non-Preferred Mixed Sites incl. Housing Other Preferred Recreation Site Current Planning Applications Non-Preferred Recreation Preferred Local Green Space PLEASE NOTE: Dwelling yields [ are indicative only. 1:5,200 Civic Centre, Stone Cross, Northallerton DL6 2UU Non-Preferred Local Green Space © Crown copyright [and database rights] 2016 OS 100018555 Telephone: 01609 779 977 Fax: 01609 767228

Snape

Preferred Sites Bedale Sub Area - Hambleton District Council 99 Site Reference B/135/001

Parish Snape

Address Prices Paving And Tiles Limited The Manor House Snape North Yorkshire DL8 2TA

Current Use Storage and Distribution

Proposed Use Housing

Area (ha) 1.38

Indicative Yield 34 (20 on preferred site)

Commentary Environmental The majority of the site is previously developed land. It is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. Connectivity There is no public right of way adjacent to or within site but links could be made to the public rights of way within village. There are pavements within the village where the site fronts onto the road. Impact on character and form The site would be prominent in significant views towards the settlement when approaching from the south or via the public right of way. The proposed scale of housing development at this location would have a negative impact on character and form of the settlement. The site does not fit well with existing built form. Impact on historic assets This site adjoins and at its northern end lies within the Snape Conservation Area. This site lies within buffer zone (300m) of Grade II Registered Historic Park and Garden of Thorp Perrow. The site is within 500m buffer of Roman building Flooding The northern end of the site is in Flood Zone 2 and 3. Flood Zone 2 extends towards the centre of the site.

100 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/001

Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways Direct access is available from The Avenue. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development

Conclusion The site is predominantly previously developed land. Development of the site would have a negative impact on the character and form of the settlement. The northern part of the site is an existing LDF allocation BH8 (0.7 hectares with a capacity of around 20 dwellings). However, the Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. The site is preferred subject to meeting these requirements. Design would need to ensure that the development would not cause harm to any elements that contribute to the significance of the Conservation Area. Preferred site (part)

Preferred Sites Bedale Sub Area - Hambleton District Council 101 B/135/001

B/135/001

Question 42

Do you agree that that site B/135/001 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

102 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/002

Parish Snape

Address Land To The West Of West End House Snape North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 2.54

Indicative Yield 50- 63

Commentary

Environmental The majority of the site is previously developed land . It is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. There are trees subject to Tree Preservation Orders adjacent to the north west corner of the site but not directly in site. Connectivity There is a public right of way on opposite side of road to site. There is a pavement on the roadside to which the site fronts onto which links into the village. Impact on character and form Site would be prominent in significant views towards the settlement including Snape Castle. The proposed scale and location of the site has a negative impact on the character and form of the settlement, particularly given the impact on the setting of the listed building and scheduled monument (Snape Castle). Impact on historic assets This site adjoins and at its eastern end lies within the Snape Conservation Area. This site lies opposite the entrance to the Grade I Listed Snape Castle. This site lies opposite the Grade II Registered Historic Park and Garden of Thorp Perrow. This site lies 50 metres from Snape Castle which is a Scheduled Monument. Flooding The north east corner of the site and a section on the eastern edge of the site is in Flood Zone 2 and 3. The northern end of the site is susceptible to surface water flooding.

Preferred Sites Bedale Sub Area - Hambleton District Council 103 Site Reference B/135/002

Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways Direct access is available from The Avenue. Existing footway to be widened and extended along the frontage of the site

Conclusion Development of the site would impact on a range of historic assets. The loss of this open area and its subsequent development could harm elements which contribute to the significance of the Grade 1 Listed Snape Castle, scheduled monument, the Conservation Area, and the registered park and garden of Thorpe Perrow. Development of the site would impact on the form and character of the settlement. Further the site is liable to flooding, with parts within Flood Zone 2 and 3. Not a preferred site.

104 Preferred Sites Bedale Sub Area - Hambleton District Council B/135/002

B/135/002

Question 43

Do you agree that site B/135/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 105 Site Reference B/135/003

Parish Snape

Address Land And Buildings To The East Of Snape Castle Barn Snape North Yorkshire

Current Use Commercial and Agricultural

Proposed Use Housing

Area (ha) 0.46

Indicative Yield 3-11 (8 on preferred site)

Commentary Environmental The site is part greenfield and part occupied by an agricultural style shed . It is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. There are trees subject to Tree Preservation Orders adjacent to the east of the site but not directly in site. These tree form an avenue which leads to Thorp Perrow Hall and are of high significance Connectivity There is no public right of way in the vicinity of the site. There is a pavement on the opposite side of the road to which the site fronts onto. Impact on character and form The site is prominent when approaching Snape Castle from the village centre, however, the site already includes a large shed which is fairly prominent. The site is bound by a historic avenue of protected trees which lead to Grade II * listed Thorpe Perrow Hall. There is potential for more intensive development of the site to have a negative impact on the character and form of the settlement. There may be an opportunity with a very well designed small scale scheme to improve the appearance of the site. The scale, design, layout and use of materials of development would require very careful consideration in order to ensure there was not a negative impact on character and form of the settlement. Impact on historic assets Site is entirely within Snape Conservation Area. Site is adjacent to listed building and is within listed building consultation zone site is within the boundary of Thorp Perrow registered park / garden. Site is within 500m of scheduled monument (Snape Castle)

106 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/003

Flooding The site is just outside Flood Zone 2 and 3. Marginal section of southern edge of site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Direct access is available from The Avenue. Extend existing foot / street lighting system for the settlement to serve this development. Footway provision required from the site to the existing public maintained highway, existing footway opposite junction that pedestrians could cross over and use.

Conclusion There is potential for development of the site to have significant and adverse impact on a number of historic assets and the character and form of the settlement. There is already an agricultural style shed on site. A very sensitive small scale redevelopment of the site could have the potential to improve the approach to Snape castle and Thope Perrow Hall this, along with the over-shaddowing of trees will reduce the potential yield of the site (approx 4) . The site is within Flood Zone 1 and has an acceptable access. Not a Preferred site.

Preferred Sites Bedale Sub Area - Hambleton District Council 107 B/135/003

B/135/003

Question 44

Do you agree that that site B/135/003 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

108 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/004

Parish Snape

Address OS Field 7500 Snape North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 3.10

Indicative Yield 50 -77

Commentary Environmental The site is greenfield. It is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. The site is adjacent to a commercial use. Connectivity A public right of way runs along part of eastern boundary. Access to pavements in village. Impact on character and form The site would be prominent in significant views towards the settlement when approaching from the south and via the Public Right of Way. Site at proposed scale would result in loss of open countryside which is significant in the view towards the settlement. Proposed scale and location of site would have negative impact on form and character of settlement. Impact on historic assets This site adjoins the boundary of the Snape Conservation Area. Site is within 500m buffer of Snape Castle & Roman Buildings. Flooding The majority of eastern section of site is in Flood Zone 2 and 3. The north east corner and a section extending from east across centre of site is susceptible to surface water flooding. Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 109 Site Reference B/135/004

The site has no direct connection/frontage to a highway maintainable at the public expense. This site cannot be viewed in isolation and needs to be considered with B/135/001. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion The development of the site would have an impact on views into the settlement and would not relate well to the existing form and character. Further the loss of this open area and its subsequent development could harm elements which contribute to its significance of the Conservation Area. The site does not have a direct connection to a highway, would result in the loss of Grade 2 agricultural land and part of the site is within Flood Zone 2 and 3 and liable to surface water flooding and an exception test would be recommended (Strategic Flood Risk Assessment (JBA, 2016). Not a preferred site.

B/135/004

110 Preferred Sites Bedale Sub Area - Hambleton District Council Question 45

Do you agree that site B/135/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 111 Site Reference B/135/005

Parish Snape

Address Land And Buildings On The North Side Of Meadow Lane Snape North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.31

Indicative Yield 32

Commentary Environmental The site is predominantly greenfield. It is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. Connectivity No public rights of way close to boundary of site but links could be made to Public Right Of Way network around village. There are pavements on highway where the site access is located. No cycle route evident. Impact on character and form The site is prominent in views towards the settlement from the public right of way. The proposed scale and location of the site would not relate well to the existing form and character of the settlement. Impact on historic assets This site adjoins the boundary of the Snape Conservation Area. This site lies 145 metres from the boundary of the Grade II Registered Historic Park and Garden of Thorp Perrow. This site lies 145 metres from the site of Roman buildings and field system which is a Scheduled Monument. Flooding The site is within Flood Zone 1 but is over 1 hectare. The strategic flood risk assessment (JBA, 2016) recommends that a sites specific flood risk assessment is carried out. Highways Direct access is available from Meadow Lane. The developer would need to demonstrate that a suitable and safe access can be achieved.

112 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/005

Extend existing foot / street lighting system for the settlement to serve this development. Footway provision required from the site to the existing public maintained highway, existing footway opposite junction that pedestrians could cross over and use.

Conclusion The site is within Flood Zone 1 and access is available. However, development of the site and the subsequent loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area, the Grade II registered historic park and garden and the nearby Roman buildings and field system (scheduled monument). It is considered that development would impact on the character and form of the settlement. Not a preferred site.

B/135/005

Question 46

Do you agree that site B/135/005 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 113 Site Reference B/135/006

Parish Snape

Address OS Field 2949 Ings Lane Snape North Yorkshire

Current Use Agricultural

Proposed Use housing

Area (ha) 0.40

Indicative Yield 10

Commentary Environmental The site is a greenfield. It is classified as grade 3b agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone, sand and gravel. Connectivity The public right of way runs along western boundary. No pavements at this location. No cycle route evident. Impact on character and form The site is prominent from the public right of way but not prominent in significant views towards the settlement. The site does not relate well with existing form and character of settlement. Impact on historic assets No issues Flooding The majority of site in Flood Zone 2 and 3. The majority of site susceptible to surface water flooding. Strategic Flood Risk Assessment states that 10% or more of the site lies within Flood Zone 3a. The flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways The site has no direct connection/frontage to a highway maintainable at the public expense. The developer would need to demonstrate that a suitable and safe access can be achieved. The private road leading to the site will need to be brought up to an adoptable standard.

114 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/135/006

Conclusion The site does not have a direct connection to a highway maintainable at the public expense. The site is also within Flood Zone 2 and 3 and is liable to surface water flooding. The strategic flood risk assessment (JBA, 2016) recommends an exception test be carried out. Development of the site would have an impact on the form and character of the settlement. Development of the site would not be appropriate. Not a preferred site.

B/135/006

Question 47

Do you agree that site B/135/006 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 115 WEST TANFIELD

B/170/004 B/170/008

B/170/010

B/170/009

B/170/007

Preferred Options 2010 Allocated Sites Preferred Housing Sites Community/Recreation Non-Preferred Housing Sites Employment Preferred Employment Sites Housing Non-Preferred Employment Sites Mixed use Preferred Mixed Sites incl. Housing Other Non-Preferred Mixed Sites incl. Housing Current Planning Applications Preferred Recreation Site Suggested Local Green Space Non-Preferred Recreation PLEASE NOTE: Dwelling yields [ Key Employment Locations are indicative only. Civic Centre, Stone Cross, Northallerton DL6 2UU 1:4,000 General Employment Locations Telephone: 01609 779 977 Fax: 01609 767228 © Crown copyright [and database rights] 2016 OS 100018555

West Tanfield

116 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/170/004

Parish West Tanfield

Address Heron Hill West Tanfield North Yorkshire HG4 5JS

Current Use Residential: house and garden

Proposed Use Housing

Area (ha) 0.35

Indicative Yield 8

Commentary Environmental There is potential for contamination at the site: Radon. The site is near a Site of Importance for Nature Conservation - Nosterfield Local Nature Reserve and Westwood Disused Railway. The site is classified as grade 3b agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone and limestone Connectivity There is no Public Right Of Way in the vicinity of the site. There are no pavements on highway at this point. Site is in close proximity to pavements in village. However, roadside verges are narrow so there may be limitations in extending the village pavement network to the site. Impact on character and form There is an existing dwelling at the site, however, this is set in substantial gardens. Additional dwellings on the site would be prominent from the highway on approach into the settlement from Bedale. Site is outside but adjacent to the development limits. Additional dwellings would have negative impact on form and character of the settlement. The site is in an elevated position and forms a gateway site on approach into the village and Conservation Area. The site has sense of being a disconnected from main settlement. Impact on historic assets This site lies in an area of known archaeological importance. The development of this site could result in harm to important archaeological remains. Flooding The site has small area which is susceptible to surface water flooding, this is in the centre of the site.

Preferred Sites Bedale Sub Area - Hambleton District Council 117 Site Reference B/170/004

Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Direct access is available from the C36. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development. Footway provision required from the site to the existing public maintained highway, existing footway opposite junction that pedestrians could cross over and use.

Conclusion Development of the site would impact on the form and character of the settlement. The site is in an elevated position, which is not well connected to the existing settlement and would be prominent in views towards the settlement. The site also has archaeological potential. Not a preferred site.

118 Preferred Sites Bedale Sub Area - Hambleton District Council B/170/004

B/170/004

Question 48

Do you agree that site B/170/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 119 Site Reference B/170/007

Parish West Tanfield

Address The Old Coach House West Tanfield North Yorkshire HG4 5JH

Current Use Old Coach House

Proposed Use Housing

Area (ha) 0.67

Indicative Yield 2-16

Commentary Environmental There is potential for contamination at the site: Radon. The site is near a Site of Importance for Nature Conservation - Westwood (Haw Leas) Disused Railway. The site is classified as grade 3b agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity No public right of way adjacent to the site. There are pavements along both side of highway which part of site fronts onto. Impact on character and form The site is set behind a high stone wall and set back from highway so site is not visible from highway and not prominent. Site is within development limits and forms a natural infill site but extent of site boundary would have some impact on character and form. Impact on historic assets This site lies within the West Tanfield Conservation Area. The loss of this open area and its subsequent development could harm elements which contribute to its Significance. This site lies close to the Grade I Listed (and Scheduled) Marmion Tower. The loss of this open area and its subsequent development could harm elements which contribute to its significance. This site lies in an area of known archaeological importance. The development of this site could result in harm to important archaeological remains. Flooding

120 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/170/007

The southern end of site is in Flood Zone 2 and 3. Northern half of site is susceptible to surface water flooding. The Strategic Flood Risk Assessment (JBA, 2016) indicates that more than 10% of the site is within Flood Zone 3a and that flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3 magnitudes in the future due to climate change. The Strategic Flood Risk Assessment recommends that the Exception Test would be required because the development lies wholly or partially within Flood Zone 3a. Highways Direct access is available from Main Street. The developer would need to demonstrate that a suitable and safe access can be achieved. Internal road layout Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion The site is subject to flooding with the southern part of the site within Flood Zone 2 and 3, The northern half of the site is liable to surface water flooding. The strategic flood risk assessment,(JBA,2016) recommends that an exception test is applied. The site also has the potential to impact on a number of historic asset and there is potential that the loss of this open area and its subsequent development could harm elements which contribute to the significance of the Conservation Area and the Grade 1 and Scheduled Marmion Tower. The design, layout, scale and density of the site would require careful consideration. This is likely to result in a substantially reduced yield, nearer to the amount requested at submission (2 dwellings). This would be below the allocation threshold. Not a preferred site

Preferred Sites Bedale Sub Area - Hambleton District Council 121 B/170/007

B/170/007

Question 49

Do you agree that site B/170/007 is not suitable for development and the reasons given? If not please explain why.

122 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/170/008

Parish West Tanfield

Address OS Fields 3300 & 3912 Nosterfield Road West Tanfield North Yorkshire

Current Use agriculture

Proposed Use Housing

Area (ha) 1.81

Indicative Yield 35-45

Commentary Environmental The site is adjacent to Nosterfield Local nature Reserve, A Site of Importance for Nature Conservation. This is a greenfield site and is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Contamination is noted to the north of the site. Connectivity There are no Public Rights Of Way adjoining the site. There are no pavements on the highway at this point but there are pavements in close proximity to the site. Impact on character and form At the proposed scale, this site would result in loss of open countryside which is an important part of the view towards the settlement. The site is prominent in views towards the settlement form Moor Lane. The proposed scale and location of the site does not fit well with the character and form, particularly given that it would result in loss of open countryside which is important to the character of the settlement and Conservation Area. Development at Moor Lane is linear in nature, the proposed development would have the impact of extending the form of settlement further northwards. Impact on historic assets Southern end of site is in close proximity to Conservation Area This site lies in an area of known archaeological importance. Flooding

Preferred Sites Bedale Sub Area - Hambleton District Council 123 Site Reference B/170/008

A marginal area in the corner of the site is susceptible to surface water flooding. The site is over 1ha, therefore the Strategic Flood Risk Assessment identifies the need for a flood risk assessment. Highways Direct access is available from Nosterfield Road. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development. Existing footway to be extended along the frontage of the site.

Conclusion Development of the site would have an impact on the character and form of the settlement, on a site that has archaeological potential and would result in the loss of Grade 2 agricultural land. Any development of the site would have to have regard to the proximity of Nosterfield Local Nature Reserve. Not a preferred site.

B/170/008

124 Preferred Sites Bedale Sub Area - Hambleton District Council Question 50

Do you agree that site B/170/008 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 125 Site Reference B/170/009

Parish West Tanfield

Address Storage Land And Buildings At The Sawmill West Tanfield North Yorkshire HG4 5JU

Current Use General storage

Proposed Use Housing

Area (ha) 0.35

Indicative Yield 8

Commentary Environmental The site is near to Nosterfield Local Nature Reserve, a Site of Importance for Nature Conservation. This site is part Greenfield and is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone, limestone and sand and gravel. Connectivity There is no public right of way near the site boundary. Site fronts onto Back Lane which is private track and does not have pavements. Impact on character and form The site currently includes built development. The site is set behind existing built development to west and south so visibility from the highway is limited. Impact on significant views is limited. Site is adjacent to but outside the development limits. However, site already includes built development and is part of the built form so minimal impact on form and character. Careful design could mitigate against the potential impact. Impact on historic assets This site adjoins the boundary of the West Tanfield Conservation Area. See comment (f). The site currently encompasses built development so there is scope to mitigate against any impact through careful design. The site is within the consultation buffer zone for listed buildings but impact could be mitigated against through good design. Historic England identify Tanfield Bridge as being in area which is a scheduled monument. Flooding A small area in centre of site is susceptible to surface water flooding. The strategic flood risk assessment recommends that the site should be submitted on flood risk grounds.

126 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/170/009

Highways The site has no direct connection/frontage to a highway maintainable at the public expense, however, direct access is available from the private road Back Lane. The developer would need to demonstrate that a suitable and safe access can be achieved. The private road leading to the site will need to be brought up to an adoptable standard. Extend existing foot / street lighting system for the settlement to serve this development. Existing footway to be extended along the frontage of the site.

Conclusion The site is not prominent in views towards the settlement and would have a limited impact on character and form subject to design. There are no major flooding issues affecting the site. However there is no access to adopted highway and the private road Back Lane would require improvement to adoptable standard. Development of the site would be appropriate subject to resolving access issues. Preferred Site.

B/170/009

Preferred Sites Bedale Sub Area - Hambleton District Council 127 Question 51

Do you agree that that site B/170/009 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

128 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/170/010

Parish West Tanfield

Address Land North And East Of Bridge View Back Lane West Tanfield North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.42

Indicative Yield 10

Commentary Environmental The site near to Nosterfield Local Nature Reserve and Westwood disused Railway, both Sites of Importance for Nature Conservation. This site is a greenfield site and is classified as grade 2 agricultural land. The site is within the green infrastructure corridor. The site is within a minerals safeguarding area for building stone and limestone. Connectivity There is no Public Right Of Way adjoining the site. Site does not front on to highway but fronts on to Back Lane (private track) which has no pavement access. Impact on character and form The site is set behind existing built development so visibility from the highway is limited. The site is not prominent in significant views towards the settlement. The site is adjacent to but outside the development limits. It is bound by housing allocation to the north, existing built development to the west and south so in this respect, the site fits fairly well with the form of the settlement. Development would impact on setting of church. Impact on historic assets The site is close to the boundary of the Conservation Area. This site lies in an area of known archaeological importance. The development of this site could result in harm to important archaeological remains. The site is near to a listed building. The North Yorkshire County Council Historic Landscape Character Assessment identifies this area as strip fields Flooding A small section in southern end of site is susceptible to surface water flooding. The strategic flood risk assessment recommends that the site should be submitted on flood risk grounds.

Preferred Sites Bedale Sub Area - Hambleton District Council 129 Site Reference B/170/010

B/170/010

130 Preferred Sites Bedale Sub Area - Hambleton District Council Question 52

Do you agree that that site B/170/010 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 131 BURNESTON

B/021/001

B/021/002

15/01518/OUT

B/021/003

Non-Preferred Recreation PLEASE NOTE: Dwelling yields Key Employment Locations are indicative only. © Crown copyright [and database rights] Civic Centre, Stone Cross, Northallerton DL6 General Employment Locations 2UU 2016 OS 100018555 Telephone: 01609 779 977 Fax: 01609 767228

Burneston

132 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/021/001

Parish Burneston

Address OS Fields 8229 and 9021 Cross Lane and Land to the East of Manor House Walk Burneston North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.38

Indicative Yield 34.5

Commentary Environmental This site is a greenfield site and is classified as grade 2 agricultural land. The site is adjacent to the green infrastructure corridor. The site is within a minerals safeguarding area for sand and gravel. Connectivity There is a public right of way to the south of site across main village street. Main village street has pavements either side and St Lamberts has pavement a down one side leading to the site. Impact on character and form Site is not prominent as screened by existing in depth development on the east side of the village with access from the main village street. Site may be seen at a distance in views from Burneston Hargill and A6055 but only seen at a distance and against existing development Burneston was originally linear in form with the village running north south. In the 1960s and 1980s development took place in depth on the eastern side of the main village street. This development would form an extension to that. Access is through St Lamberts Drive/Manor House Walk. Careful design will be required as the site is elevated from the main street and much of the cul de sac (St Lamberts Drive) development is single storey.(Pennine View is 2 storey detached dwellings with no acces through to the site.) Impact on historic assets This site lies within close proximity to the magnesian limestone ridge and the alignment of Neolithic and Bronze Age monuments. The site has high archaeological potential and requires further investigation. Flooding No known flooding issues. The site exceeds 1 hectare and therefore the strategic flood risk assessment (JBA, 2016) recommends that a flood risk assessment is carried out. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 133 Site Reference B/021/001

The site has no direct connection/frontage to a highway maintainable at the public expense. The site will need to be consider in connection with B/021/002.This site cannot be viewed in isolation as previously stated. The developer would need to demonstrate that a suitable and safe access can be achieved Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion The site relates reasonably well to the existing built form and settlement, however the site is elevated and would require a sensitive design. There are no significant flooding issues affecting the site. As noted the site has high archaeological potential which would require further investigation should development be appropriate. Importantly there is no access to the site. Access could be gained in connection with B/021/002, B/021/002 is a preferred site. At present it is not considered that both sites would be required to come forward. Not a preferred site.

B/021/001

134 Preferred Sites Bedale Sub Area - Hambleton District Council Question 53

Do you agree that site B/021/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 135 Site Reference B/021/002

Parish Burneston

Address OS Fields 8229 and 9021 Cross Lane and Land to the East of Manor House Walk Burneston North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.88

Indicative Yield 20

Commentary Environmental This site is a greenfield site and is classified as grade 2 agricultural land. The site is adjacent to the green infrastructure corridor. The site is within a minerals safeguarding area for sand and gravel. Connectivity There is a public right of way to south of site across main village street. The Main street has pavements either side and St Lamberts has pavement a down one side leading to the site. Impact on character and form Site is not prominent as screened by existing in depth development on the east side of the village with access from the main village street. Site may be seen at a distance in views from Burneston Hargill and A6055 but only seen at a distance and against existing development. Burneston was originally linear in form with the village running north south. In the 1960s and 1980s development took place in depth on the eastern side of the main village street. This development would form an extension to that. Access is through St Lamberts Drive/Manor House Walk. Careful design will be required as the site is slightly elevated from the main street and much of the cul de sac (St Lamberts Drive) development is single storey.(Pennine View is 2 storey detached dwellings with no access through to the site). Impact on historic assets This site lies within close proximity to the magnesian limestone ridge and the alignment of Neolithic and Bronze Age monuments. The site has high archaeological potential and requires further investigation. Flooding No flooding issues. The strategic flood risk assessment recommends that the site should be submitted on flood risk grounds. Highways

136 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/021/002

Direct access is available from St Lamberts. This site cannot be viewed in isolation and needs to be considered with B/021/001. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion The site relates reasonably well to the existing built form and settlement, however the site is elevated and would require a sensitive design. Southern end of site has outline planning permission for 5 dwellings. There are no significant flooding issues affecting the site. As noted the site has high archaeological potential which would require further investigation should development be appropriate. The site has an access and could provide access to site B/021/001 in the future. Preferred site.

B/021/002

Preferred Sites Bedale Sub Area - Hambleton District Council 137 Question 54

Do you agree that that site B/021/002 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

138 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/021/003

Parish Burneston

Address Old Hall Farm, Hall Farm Cottage & Land North of Albert House Burneston North Yorkshire DL8 2HX

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.87

Indicative Yield 46

Commentary Environmental This site is a greenfield site and is classified as grade 2 agricultural land. The site is adjacent to the green infrastructure corridor. Connectivity Public footpath to south of Albert House. Pavement to Church on opposite side of road then pavements either side of main village road. (B6285).Giving access to limited local services Impact on character and form The site is very prominent on the southern approach to the village due to the road alignment. It affords open views of the church and part of the site is in the Conservation Area. It provides an open setting for the Conservation Area on the edge of the village. The historic core of the village is linear in form. More modern development has taken place on the eastern side of the village to the north of this site. The open character of this land provides a setting for the Church and the Conservation Area and would detract from both and lead to the consolidation of the loose form of development on the entrance to the village. May be some scope to re develop The Old Hall and the existing original farm buildings to northern end of site. Land to south of site provides long distance views of attractive landscape to the west and development would block these open dramatic views. Impact on historic assets The northern end of the site, including the Almshouses, The Old Hall, The Square and the agricultural building on the site frontage are in the Conservation Area. The site lies directly opposite the St Lambert Church and is close to Burneston Hall and Lane House all listed buildings. This site lies within close proximity to the magnesian limestone ridge and the alignment of Neolithic and Bronze Age monuments. The site has high archaeological potential and requires further investigation. Flooding A wide band running east to west across the site is in Flood Zone 2 and 3

Preferred Sites Bedale Sub Area - Hambleton District Council 139 Site Reference B/021/003

Area to the south of the site is susceptible to surface water flooding. A deep surface water (I in 200 years) runs east to west across the site. The strategic flood risk assessment (JBA, 2016) indicates that 10% or more of the site lies within Flood Zone 3a and notes that the flood risk in parts of the development footprint currently within Flood Zone 2 could potentially increase to Flood Zone 3. It recommends that an exception test should be applied. Highways Direct access is available from the B6285.The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development. Existing footway to be extended along the frontage of the site.

Conclusion The site is prominent and development of it would have an impact on the character and form of the settlement as well as resulting in a loss of grade 2 agricultural land. The site does have access and there may be scope to consider conversion of suitable buildings. Importantly the site has some significant flooding issues, and pursuing development of the site further would require an exception test to be carried out. Not a preferred site.

140 Preferred Sites Bedale Sub Area - Hambleton District Council B/021/003

B/021/003

Question 55

Do you agree that site B/021/003 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 141 LEEMING

B/004/003

B/048/001

Preferred Options 2010 Allocated Sites Preferred Housing Sites Community/Recreation B/048/002 Non-Preferred Housing Sites Employment Preferred Employment Sites Housing Non-Preferred Employment Sites Mixed use Preferred Mixed Sites incl. Housing Other Non-Preferred Mixed Sites incl. Housing Current Planning Applications Preferred Recreation Site Suggested Local Green Space Non-Preferred Recreation PLEASE NOTE: Dwelling yields Key Employment Locations are indicative only. [ Civic Centre, Stone Cross, Northallerton DL6 2UU General Employment Locations © Crown copyright [and database rights] 2016 OS 100018555 1:4,250 Telephone: 01609 779 977 Fax: 01609 767228

LEEMING

142 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/048/001

Parish Exelby, Leeming and Newton

Address Land On The West And South West Side Of Sycamore Lane Leeming North Yorkshire

Current Use Dormant grassland

Proposed Use Housing

Area (ha) 1.32

Indicative Yield 33

Commentary Environmental This site is a greenfield site and is classified as grade 3a agricultural land. The site is within a minerals safeguarding area for sand and gravel. The site is close to Leeming airfield and the A1 (M) Connectivity Bridleway bounds part of the western boundary. Mill Lane bounds part of the western edge of the site but there are no pavements. A small section of the eastern boundary is adjacent to Sycamore Lane which provides access to pavements. Impact on character and form The site is not prominent in any significant views towards the settlement. The site overlaps the development limits in the north east corner of the site and part of the eastern boundary is adjacent to the development limits, however, the vast majority of the site is outside development limits and does relate well with the existing form of of the settlement. Impact on historic assets No issues Flooding The majority of the site is susceptible to surface water flooding. The strategic flood risk assessment (JBA, 2016) recommends that a site specific flood risk is carried out due to the risk of surface water flooding and the site is over 1 ha. Highways Access from the existing highway is acceptable onto Sycamore Lane. Travel Plan /Transport Assessment required. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site. Passenger transport will require additional facilities/service provision as determined in a traffic assessment and/or travel plan.

Preferred Sites Bedale Sub Area - Hambleton District Council 143 Site Reference B/048/001

Conclusion The site has an acceptable access and has no major impacts on historic assets. However the site does not relate well to the existing form of the settlement and is liable to surface water flooding. Not a preferred site.

B/048/001

Question 56

Do you agree that site B/048/001 is not suitable for development and the reasons given? If not please explain why.

144 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/048/002

Parish Exelby, Leeming and Newton

Address Land Off Exelby Lane Leeming North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.87

Indicative Yield 21

Commentary Environmental This site is a greenfield site and is classified as grade 2 agricultural land. The site is within a minerals safeguarding area for Brick and Clay The site is close to Leeming airfield and the A1 (M) Connectivity There are no footpaths on site and no pavements on Exelby Lane which site fronts on to. Impact on character and form The site is not prominent in any significant views towards the settlement. The site would be prominent in views form Exelby Lane. The north west boundary of the site is adjacent to the development limits of Leeming. However, the site represents a southern extension to the settlement does relate well with the existing form and character. The site is open, and there are no natural boundaries to the site as put forward. Impact on historic assets No issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Access from the existing highway is acceptable onto Exelby Lane. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Footway and street lighting are required to connect to existing footway.

Preferred Sites Bedale Sub Area - Hambleton District Council 145 Site Reference B/048/002

Conclusion The site has an acceptable access and has no major impacts on historic assets, noise mitigation is likely to be required given the proximity of the A1 (M) and Leeming Airfield. The site, however does not relate well to the existing form of the settlement. Not a preferred site.

B/048/002

Question 57

Do you agree that site B/048/002 is not suitable for development and the reasons given? If not please explain why.

146 Preferred Sites Bedale Sub Area - Hambleton District Council LEEMING BAR

Leeming Bar

B/004/020 B/004/021 Bedale Relief Road Now Open

B/004/005 B/127/005

B/004/009

B/004/010 B/004/002 B/004/001

B/004/014

16/00224/OUT 12/01402/FUL B/004/008

B/004/008

B/004/012

B/004/003

B/004/018

B/004/004 Preferred Options Key Employment Locations Preferred Housing Sites General Employment Locations

B/004/011Non-Preferred Housing Sites 2010 Allocated Sites B/048/001 PotentialB/004/019 Housing Sites below allocation threshold Community/Recreation Preferred Employment Sites Employment [ Non-Preferred Employment Sites Housing 1:9,500B/048/002

Preferred Mixed Sites incl. Housing Mixed use PLEASE NOTE: Dwelling Non-Preferred Mixed Sites incl. Housing Other yields are indicative only. Preferred Recreation Site Current Planning Applications Non-Preferred Recreation Preferred Local Green Space © Crown copyright [and database rights] Civic Centre, Stone Cross, Northallerton DL6 2UU Non-Preferred Local Green Space 2016 OS 100018555 Telephone: 01609 779 977 Fax: 01609 767228

Leeming Bar

Preferred Sites Bedale Sub Area - Hambleton District Council 147 Site Reference B/004/001 (same as B/004/014)

Parish Aiskew

Address Land Between 39 And 41 Northallerton Road Leeming Bar North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.29

Indicative Yield 33 (see 004/014)

Commentary Environmental This is a greenfield site, it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for Brick and clay and sand and gravel. The site is within the green infrastructure corridor. There is potential for amenity issues to arise from the adjacent council depot, the railway to the rear of the site. Connectivity There is a footpath on south eastern boundary along A684, connecting the site to the local services, facilities and employment site. Impact on character and form Development would be prominent along A684. The site forms an infill between council depot and existing housing. Impact on historic assets. No Issues. Flooding The northern half of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, but with significant risk from surface water flooding and therefore a Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto A684. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed.

148 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/001 (same as B/004/014)

Conclusion The site is Grade 2 agricultural land however the site adjoins the existing built form to the west and would form an infill site between the existing residential land to the west and the council depot to the east. Careful design and landscaping will be needed to reduce the potential impact of the use of the neighbouring depot and railway line on new users and also impact of new residents on the operation of the depot and railway line. The site has an acceptable access and footpath connecting the site to the centre of Leeming Bar and its facilities. Subject to the ability to address surface water flooding the site is appropriate for development. Preferred Site

B/004/001

Question 58

Do you agree that that site B/004/001 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 149 Site Reference B/004/002

Parish Aiskew

Address Land off leases Road, Leeming Bar

Current Use Vacant - agricultural

Proposed Use B1/B2 Employment

Area (ha) 1.16

Indicative Yield N/A

Commentary Environmental This is a greenfield site, it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for Brick and clay and sand and gravel. The site is within the green infrastructure corridor. There is residential development to the east of the site. Connectivity There are currently no links to pavements or footpaths to site. There are footways to Leases Road connecting to other employment sites and the villages wider facilities. Impact on character and form The site is not prominent in any significant views towards the settlement. Development on this site would have a limited impact on form and character of the settlement. The site sits closely behind existing residential and employment land. Impact on historic assets No issues Flooding Almost half of the site (eastern section) is susceptible to surface water flooding. Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, but with significant risk from surface water flooding and therefore a Flood Risk Assessment would be required. Highways The site has no direct frontage/connection to a highway maintainable at the public expense. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion

150 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/002

The site has no direct connection to the highway which would make the site unsuitable for general employment development. The site however has limited impact on character and form of the settlement and subject to addressing surface water flooding and ensuring that the design and layout of the site does not have an adverse impact on neighbouring residents the site could provide suitable expansion land for the existing business. The preferred option is to support the expansion of existing business through a criteria based policy. Allocation of land for employment is not required. Not a Preferred Site

B/004/002

Question 59

Do you agree that site B/004/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 151 Site Reference B/004/003

Parish Aiskew

Address Land To The Rear Of Harkness Close, Leeming Bar, North Yorkshire

Current Use Field

Proposed Use Housing

Area (ha) 3.35

Indicative Yield 80

Commentary Environmental This is a greenfield site, it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for Brick and clay and sand and gravel. The site is within the green infrastructure corridor. Connectivity The northern boundary of the site has a direct link to Harkness Drive in the adjacent housing estate with pavements which in turn link to Bedale Road and local facilities and employment. Impact on character and form The site is not prominent in any significant views towards the settlement The site fits well within the form of the settlement. The site is directly adjacent to existing residential development on the eastern and northern boundary. Development of the site would have minimal impact on character of the settlement. Impact on historic assets No Issues Flooding A small strip of land is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Harkness Close. Extensive work will be required to improve junction of Harkness Close and A684

Conclusion

152 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/003

Development of the site would result in the loss of grade 2 agricultural land, however development of the site would not have a significant impact on the form of the settlement. The site can be accessed subject to junction improvement is suitable for development. Preferred site.

B/004/003

Question 60

Do you agree that that site B/004/003 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 153 Site Reference B/004/004

Parish Aiskew

Address Land South West Of 93 Bedale Road Aiskew North Yorkshire

Current Use Residential Garden

Proposed Use Housing

Area (ha) 0.15

Indicative Yield 4-9

Commentary Environmental This is a greenfield site. it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for Limestone. There is scope for amenity issues in association with neighbouring uses, the railway line to the north, the eastern boundary is adjacent to the A1 motorway and the southern boundary fronts on to Bedale Road. Connectivity There is a pavement along Bedale Road, the southern boundary to the site. The site is reasonably close to the services within Leeming Bar. The underpass creates a perception of separation. Impact on character and form The site is not prominent in any significant views towards a settlement The site is immediately adjacent to the A1 motorway, opposite commercial development. The A1 (M) creates a sense of separation between the site and the main part of the settlement at Leeming Bar. The site does not physically adjoin the settlement of Aiskew. Development of the site would not relate well to either settlement. Impact on historic assets No Issues Flooding Part of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states that this site does not have a significant fluvial risk. However, due to scale of surface water flooding, mitigation may be unachievable. Strategic Flood Risk Assessment recommends withdrawal of site. Highways Access from the existing highway is acceptable onto A684. Existing access will need to be improved.

154 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/004

Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion The site does not relate well to the existing form of the settlements of either Leeming Bar or Aiskew. New residents may be affected by neighbouring uses and works would be required to improve major road, street lighting and access which may not be viable for a scheme of this scale. The site is not likely to deliver to the required threshold for allocation. Not a preferred site.

B/004/004

Question 61

Do you agree that site B/004/004 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 155 Site Reference B/004/005

Parish Aiskew

Address Land To The South Of Ashville Low Street Leeming Bar North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.97

Indicative Yield 25

Commentary Environmental This is a greenfield site. it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for brick and clay and sand and gravel. The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present Connectivity There is no public right of way adjacent to the site. There is no footway adjoining the site to low street. Impact on character and form The site can be seen from the A1, The site is visible in the approach to the settlement from Low st. The site may be prominent from the Bedale Aiskew Leeming Relief Road. The site is disconnected from the village. There is limited development immediately to the south of the site and this is of a linear nature. Impact on historic assets The site is within close proximity of Deer Street and is therefore likely to have archaeological potential. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways

156 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/005

Access from the existing highway is acceptable onto Low Street. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Improvements to Low Street required including footway and street lighting. Possible improvements to Low Street/Leases Lane required.

Conclusion The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present. A substantial swathe of the site is within the inner zone, where only development of 1 or 2 dwellings would not be advised against. The north western corner is within the middle, outer zone and outside the zones. Health & Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site would be significantly reduced. The location of the zones would make a development that fits with the character of the settlement difficult to achieve. Further to the impact of the presence of the pipeline development of the whole site would not be appropriate, it would not relate well to the existing form and character of the settlement. Not a preferred site.

Preferred Sites Bedale Sub Area - Hambleton District Council 157 B/004/005

B/004/005

Question 62

Do you agree that site B/004/005 is not suitable for development and the reasons given? If not please explain why.

158 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/008

Parish Aiskew

Address OS Fields 0885, 0940 & 1100 Northallerton Road Leeming Bar North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 7.43 (2.49ha preferred site)

Indicative Yield 185.75 (62 on preferred site)

Commentary Environmental This is a greenfield site. it is classified as Grade 3 Agricultural Land. It is within a minerals safeguarding area for brick and clay and sand and gravel. The site is within the green infrastructure corridor. Connectivity Potential for access through neighbouring residential site (Foundry Way ). This connects to the services and facilities within Leeming Bar Impact on character and form Development would be prominent from A684 and on approach to Leeming Bar, from Leeming. The development of the whole site would be a significant extension to south side of Leeming Bar. The southern end of Leeming Bar is linear in nature. The northern end of the site would adjoin existing development to the west and development limits to the north, although there is no development to the north of the site at present. Impact on historic assets The site overlaps the Roman Road of Dere Street, therefore it is likely that this site has archaeological potential. Flooding The centre of the site is susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto unadopted road (covered by a S38). Transport Assessment/Travel Plan required. Access onto A684 may not be suitable and another access is likely required due to capacity. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Preferred Sites Bedale Sub Area - Hambleton District Council 159 Site Reference B/004/008

Conclusion Development of the whole site would not relate well to the existing form of development at Leeming Bar. Development of the northern part of the site may be more appropriate and relates well to existing development and development currently under construction. Development of part of the site may enable surface water issues to be addressed, and would avoid development in the areas at greatest risk of surface water flooding. The yield of the site would be reduced significantly (approx. 62). Highways have indicated access is acceptable but access on the A684 may not be suitable due to capacity. The reduction in the yield may mean that access can be considered from the A684 in addition to alternative access points. Preferred site (part only).

B/004/008

Question 63

Do you agree that that site B/004/008 is an appropriate development site? If not, please outline your reasons.

160 Preferred Sites Bedale Sub Area - Hambleton District Council Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 161 Site Reference B/004/009

Parish Aiskew

Address Land South Of Lowlands Low Street Leeming Bar North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 0.41

Indicative Yield 4-10

Commentary Environmental This is a greenfield site. it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for brick and clay and sand and gravel. The site is within the Green Infrastructure Corridor The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present Connectivity There is no public right of way adjacent to the site. There is no footway adjoining the site to low street. Impact on character and form The site can be seen from the A1 to the west of the site. The sites prominence from low st is reduced by development to the north of the site. The site is a narrow site along the frontage of Low St. Development of the site would extend the linear development along low street out of Leeming Bar. Impact on historic assets No Issues Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways

162 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/009

Access from the existing highway is acceptable onto Low Street. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Footways and street lighting will be required to connect to existing facilities on Low Street.

Conclusion The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present. Within the inner zone, where only development of 1 or 2 dwellings would not be advised against. The south eastern corner is within the middle, outer zone and outside the zones. Health & Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site would be significantly reduced, which may take the site below the allocation threshold of five dwellings. Not a preferred site.

B/004/009

Preferred Sites Bedale Sub Area - Hambleton District Council 163 Question 64

Do you agree that site B/004/009 is not suitable for development and the reasons given? If not please explain why.

164 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/010

Parish Aiskew

Address Land North and West of 23 Low Street & OS Field 4365 Leases Road Leeming Bar North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 2.94

Indicative Yield 73

Commentary Environmental This is a greenfield site. it is classified as Grade 2 Agricultural Land. It is within a minerals safeguarding area for brick and clay and sand and gravel. The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present Connectivity There is a public right of way to the east of the site. There is no footway adjacent to the site Impact on character and form The site can be seen in views towards the settlement. It is difficult to establish the prominence of the site in the future due to the construction of the Bedale/ Aiskew /Leeming Relief Road There is an existing employment site to the west of the site, the relief road is being constructed to the north which could impact on new residents. The site does not relate well to the existing character of the area which is of an industrial nature to the west and consists of a caravan park to the south it feels remote from the existing residential area. Impact on historic assets Note proximity to Deer Street which suggests this site may have archaeological potential. The North Yorkshire County Council Historic Landscape Character Study identifies this are as strip fields. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto Leases Lane and Low Street. Transport Assessment /Travel Plan required. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Preferred Sites Bedale Sub Area - Hambleton District Council 165 Site Reference B/004/010

Conclusion The Trans Pennine Ethylene Pipeline runs through the site. All three consultations zones, inner, middle and outer are present. A substantial swathe of the site is within the inner zone, where only development of 1 or 2 dwellings would not be advised against. The north western part is within the middle, outer zone and outside the zones. Health & Safety Executive guidance indicates that up to 30 dwellings (less than 40 dwellings per hectare) would not be advised against within the middle zone. The potential yield of the site would be significantly reduced. The location of the zones would make a development that fits with the character of the settlement difficult to achieve. However the Health and Safety Executive land use planning methodology indicates that employment uses are acceptable within the consultation zone. Subject to less than 100 employees per building and buildings being no greater than three occupied storeys. The site is opposite the existing employment area and could provide some additional opportunities for expansion. Consideration would need to be given to ensure development did not impact adversely the amenity of neighbouring residents. Preferred site (Employment)

B/004/010

166 Preferred Sites Bedale Sub Area - Hambleton District Council Question 65

Do you agree that that site B/004/010 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

Preferred Sites Bedale Sub Area - Hambleton District Council 167 Site Reference B/004/012

Parish Aiskew

Address Roseleigh 13 Bedale Road Leeming Bar North Yorkshire DL7 9AZ

Current Use Residential Garden

Proposed Use Housing

Area (ha) 0.43

Indicative Yield 8-10

Commentary Environmental This is residential garden. it is classified as Grade 2 Agricultural Land, although is not in agricultural use. It is within a minerals safeguarding area for brick and clay and sand and gravel. The site is within the green infrastructure corridor. Connectivity There are pavements at both sides of Bedale Road which the site fronts on to. There are also pavements on Grange Avenue which is adjacent to the western boundary of the site, connecting the site to the nearby services. Impact on character and form The site is not prominent in any significant views towards a settlement. The site is currently fairly well screened by vegetation. Development of the site for housing would have a limited impact on form and character of the settlement. The site fits fairly well with existing housing developments and is within development limits. Impact on historic assets This site contains an historic building which may meet the criteria for non designated heritage assets. The site is also adjacent to a row of terraced properties which may also meet the criteria. Development of the site should seek to retain the historic building and complement the setting of the existing terrace. Flooding A fairly significant proportion of the site is susceptible to surface water flooding (central and southern sections).

168 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/012

Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways Access from the existing highway is acceptable onto A684 and Grange Avenue. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Grange Avenue would be the preferred access for the site.

Conclusion Development of the site would relate well to the character and form of the settlement. The historic building should be retained and a a sensitive design that complements the setting of the existing terrace should be sought. Subject to addressing surface water flooding the site is appropriate for development. Preferred Site

Preferred Sites Bedale Sub Area - Hambleton District Council 169 B/004/012

B/004/012

Question 66

Do you agree that that site B/004/012 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

170 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/014 (same as B/004/001)

Parish Aiskew

Address Land Between 39 And 41 Northallerton Road Leeming Bar North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.29

Indicative Yield 33

Preferred Sites Bedale Sub Area - Hambleton District Council 171 Site Reference B/004/014 (same as B/004/001)

B/004/014

Question 67

Do you agree that that site B/004/014 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

172 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/018

Parish Aiskew

Address Land North East Of 93 Bedale Road Aiskew North Yorkshire

Current Use Residential Garden

Proposed Use Housing

Area (ha) 0.4

Indicative Yield 10

Commentary Environmental it is classified as Grade 2 Agricultural Land, it is a residential garden. The site is within the Green Infrastructure Corridor. There is scope for amenity issues in association with neighbouring uses, the railway line to the north, the eastern boundary is adjacent to the A1 motorway and the southern boundary fronts on to Bedale Road. Connectivity There is a pavement along Bedale road which the southern boundary of the site fronts on to. Impact on character and form The site is not prominent in any significant views towards a settlement The site is immediately adjacent to the A1 motorway, opposite commercial development. The A1 (M) creates a sense of separation between the site and the main part of the settlement at Leeming Bar. The site does not physically adjoin the settlement of Aiskew. Development of the site would not relate well to either settlement. Impact on historic assets No issues Flooding Relatively small sections of the site are susceptible to surface water flooding. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways

Preferred Sites Bedale Sub Area - Hambleton District Council 173 Site Reference B/004/018

Access from the existing highway is acceptable onto A684. This site cannot be viewed in isolation. A comprehensive development brief for the area needs to be produced. This will enable cumulative impacts to be considered and for arrangements to secure funding for strategic infrastructure improvements to be developed. Existing access will needs to be improved.

B/004/018

Question 68

Do you agree that site B/004/018 is not suitable for development and the reasons given? If not please explain why.

174 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/020

Parish Aiskew and Leeming Bar

Address OS field 1500 Leases Road, Leeming Bar North Yorkshire.

Current Use Agricultural

Proposed Use Employment (PROPOSED BY HDC)

Area (ha) 1.02

Indicative Yield N/A

Commentary Environmental This is a Greenfield Site, Classified as Grade 3 agricultural land. Excelby Services are located to the south of the site. The A1 (M) is adjacent to the site to the western boundary. Connectivity There are footways to leases road either site of the newly constructed roundabout. There is a sustrans cycle route adjacent to the cycle boundary. Impact on character and form The site is prominent from Leases Road and will be visible from the A1(M). There are limited views of the settlement from the site. The site is adjacent to development at Excelby Services, it could be considered to extend the settlement northwards. The land rises from south to north and there is a bank to the south of the services which serves to create a break between the site and the existing settlement at Leeming Bar. The existing development limits south of Excleby services, just to the south of the roundabout but the existing development limits include land that is still to be developed off cony Garth Way. Reinforcing the gap between the proposed site and the existing development. Impact on historic assets The site is within close proximity of Deer Street and is therefore likely to have archaeological potential. Flooding The southern part of the site is susceptible to surface water flooding. The Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. Should be permitted on flood risk ground Highways Highways to advise.

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 175 Site Reference B/004/020

The site at present feels distant from the existing settlement and would serve to extend the settlement northwards however, it is adjacent to existing development at Excleby services. The employment land review considers that land this site would suitable for industrial/distribution based uses and should be considered for allocations as land with employment land development potential. Subject to satisfactorily addressing surface water flooding issues and investigating the archaeological potential the site is suitable for development. Preferred site

B/004/020

Question 69

Do you agree that that site B/004/020 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

176 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/004/021

Parish Aiskew and Leeming Bar

Address OS Field 3600 Leases Road, Leeming Bar, North Yorkshire

Current Use Agricultural

Proposed Use Employment (PROPOSED BY HDC)

Area (ha) 3.6

Indicative Yield N/A

Commentary Environmental This is a Greenfield Site, Classified as Grade 2 agricultural land. Excelby Services and the A1 (M) are located to the west of the site. The relief road is located to the south of the site. Connectivity There are footways to Leases road either site of the newly constructed roundabout to the south of the site. There is a Sustrans cycle route adjacent to the cycle boundary. Impact on character and form The site is prominent from Leases Road and will be visible from the A1(M). There are limited views of the settlement from the site. The site is to the east of development at Exelby Services and to the north of the recently constructed relief road, it could be considered to extend the settlement northwards. The land rises from the south and east to the north and the west. There is a break between the site and the existing settlement at Leeming Bar. Impact on historic assets The site is within close proximity of Deer Street and is therefore likely to have archaeological potential. Flooding The strategic flood risk assessment states that the site is entirely in Flood Zone 1, but site extent exceeds 1ha. Development could be permitted subject to Flood Risk Assessment. Highways Highways to advise

Preferred Sites Bedale Sub Area - Hambleton District Council 177 Site Reference B/004/021

B/004/021

Question 70

Do you agree that that site B/004/021 is an appropriate development site? If not, please outline your reasons. Do you believe there are more suitable alternative sites? If so please provide details.

178 Preferred Sites Bedale Sub Area - Hambleton District Council SCRUTON

B/127/002

B/127/001

B/127/008

B/127/007

B/127/009

B/127/006 B/127/003/G B/127/004/G

Scruton

Preferred Sites Bedale Sub Area - Hambleton District Council 179 Site Reference B/127/001

Parish Scruton

Address Rose Cottage Scruton North Yorkshire DL7 0RD

Current Use Residential and vacant employment use

Proposed Use housing

Area (ha) 0.17

Indicative Yield 4-5

Commentary Environmental This site is predominantly brownfield and it is classified as grade 3 agricultural land. The site is within a minerals safeguarding area for sand and gravel It is within the green infrastructure corridor Connectivity Existing public right of way to the south of the site and across the road. Impact on character and form The site is within the settlement, however it is on the edge of a Conservation Areas and within the consultation zone for listed buildings. Development here would have an impact on views towards the green. The site would form an infill site, there are buildings on the site at present. Careful consideration would need to be given to the design of any development at this location due to the proximity to the listed church and Conservation Area Impact on historic assets This site adjoins the boundary of the Scruton Conservation Area. The site to the rear of Rose Cottage currently has modern commercial sheds. Their replacement with sensitively designed properties is likely to result in an improvement subject to detail. This site lies 100 metres from the churchyard of the Grade II* Listed Church of St Radegund. The site is near to the non designated heritage asset of Scruton park Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways The site has access from the main road.

180 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/001

Conclusion The site has access and has not major flooding issues. The site has the potential to form a small infill site. There is scope for development of the site to impact on a range of heritage assets. A sensitive design would be required to ensure that the development of the site secured an improvement and did not cause harm to the elements that are important to the setting of the nearby listed building and to the Conservation Area. Whilst some development of the site may be appropriate this site is a small site and the level of resultant development is likely to be below our threshold for allocation. Not a preferred site.

Preferred Sites Bedale Sub Area - Hambleton District Council 181 B/127/001

B/127/001

Question 71

Do you agree that site B/127/001 is not suitable for development and the reasons given? If not please explain why.

182 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/002

Parish Scruton

Address Land Adjacent The Nook Common Lane Scruton North Yorkshire

Current Use Caravan Site/ Agriculture

Proposed Use Housing

Area (ha) 0.17

Indicative Yield 4-5

Commentary Environmental The site is classified as grade 3 agricultural land. The site is within a minerals safeguarding area for sand and gravel It is within the green infrastructure corridor Connectivity 131m from the edge of the site to the public right of way, there is a pavement which would connect the site to the public right of way, involving crossing of a quiet road. Impact on character and form The site is not prominent from the main road, due to existing hedgerow. The site frontage is narrow. The site is located at the edge of the settlement, it is a narrow plot which would not significantly extend the village. The site is screened by hedgerow to the western and southern boundary. Impact on historic assets No issues. Flooding Strategic Flood Risk Assessment states site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. The Strategic Flood Risk Assessment recommends that the development may be permitted on flood risk grounds. Further investigation may be required by the developer and the council should be consulted as to whether a Flood Risk Assessment may be required. Highways HIghways to advise. However, the boundary of the site does not meet the adjacent highway.

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 183 Site Reference B/127/002

There are no significant issues affecting the site. There does not appear to be a direct connection to a highway maintainable at the public expense. The site is likely to deliver a small number of dwellings that are below our threshold for allocation. Not a preferred site.

B/127/002

Question 72

Do you agree that site B/127/002 is not suitable for development and the reasons given? If not please explain why.

184 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/003/G

Parish Scruton

Address OS Field 0002, 0010 & 0017 Station Road and OS Field 7910 Hamhall Lane Scruton North Yorkshire

Current Use Agricultural

Proposed Use Local Green Space Designation

Area (ha) 7.86

Indicative Yield N/A

See Local Green Space Designation Recommendation Report

Conclusion Supported within Local Green Space Designation Recommendation Report

Preferred Sites Bedale Sub Area - Hambleton District Council 185 B/127/003G

Scruton

Question 73

Do you agree that that site B/127/003G is an appropriate Green Space? If not, please outline your reasons.

186 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/004/G

Parish Scruton

Address OS Field 0002, 0010 & 0017 Station Road and OS Field 7910 Hamhall Lane Scruton North Yorkshire

Current Use Agricultural

Proposed Use Green Space

Area (ha) 7.86

Indicative Yield N/A

Commentary

See Local Green Space Designation Recommendation Report

Conclusion Site is supported for designation within the Local Green Space Designation Recommendations Report.

Preferred Sites Bedale Sub Area - Hambleton District Council 187 B/127/004/G

B/127/003G

Question 74

Do you agree that that site B/127/004 is an appropriate Green Space? If not, please outline your reasons.

188 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/005

Parish Scruton

Address Land To The East Of Council Depot Northallerton Road Leeming Bar North Yorkshire

Current Use Agricultural

Proposed Use Employment

Area (ha) 8.05

Indicative Yield 201

Commentary Environmental This is a greenfield site. Classified as being Grade 2 agricultural land. The site is within a minerals safeguarding area for Brick and clay and sand and gravel. The site is within the green infrastructure corridor. Connectivity There is a bridleway on the opposite side of A684. The existing footpath ends at adjacent council depot. Impact on character and form Development would be prominent from bypass and on approach to Leeming Bar. Development would form extensive linear extension to Leeming Bar and impact on the character and form of the settlement. Impact on historic assets No Issues Flooding Limited surface water flooding to southern extent of site. Strategic Flood Risk Assessment states site is entirely in Flood Zone 1 and as the site extent exceeds 1ha, Flood Risk Assessment would be required. Highways Access from the existing highway is acceptable onto A684. TA/TP required. Works will be required to improve the existing major road and extend existing footway/street lighting to serve the site.

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 189 Site Reference B/127/005

The site is on grade 2 agricultural land and does not relate well to the existing form and character of the settlement. Not a preferred site.

B/127/005

Question 75

Do you agree that site B/127/005 is not suitable for development and the reasons given? If not please explain why.

190 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/006

Parish Scruton

Address OS Field 7100 Hamhall Lane Scruton North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 0.63

Indicative Yield 5-15

Commentary Environmental The site a greenfield site and is classified as grade 2 agricultural land. It is within the green infrastructure corridor Connectivity Site access is from Ham Hall Lane which is a single track road. The site is in close proximity to a footpath which is to the east in the adjacent field. There are no pavements on the edge of the access road. Impact on character and form The site is located to the western side of a single track road (Ham Hall Lane) which leads into the village but with high hedges at either side of the road, the site would not be prominent in any significant views to the village. There are important views from Station Road across to the west to the rolling countryside. Development at the site may serve to interrupt those views. Site is not within existing built form of the village and is disjointed from existing housing. Impact on historic assets No Issues Flooding Surface water flooding was evident during site visit both in the north. The strategic flood risk assessment (JBA, 2016) indicates that the site is entirely within Flood Zone 1, with minimal risk from surface water flooding. The site is suitable for allocation under flood risk grounds. Highways Highways to advise. There is currently a gateway access to the site directly onto Ham Hall Lane (single track road).

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 191 Site Reference B/127/006

Development of the site would not relate well to the existing form of the settlement, the site is disjointed from the main settlement. It would result in the loss of grade 2 land and could interrupt views from station road to the open countryside and important part of the character of the settlement at this location. Access to the site is via a single track lane. Not a preferred site.

B/127/006

Question 76

Do you agree that site B/127/006 is not suitable for development and the reasons given? If not please explain why.

192 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/007

Parish Scruton

Address OS Field 0017 Station Road Scruton North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 3.07

Indicative Yield 76

Commentary Environmental The site a greenfield site and is classified as grade 2 agricultural land. It is within the green infrastructure corridor. Connectivity There is a public right of way running through the site. There are no footways to the boundary of the site. Impact on character and form The site is not prominent in views towards the settlement from station road ,and views from Hamhill lane. The site contributes to the rural landscape setting of the village and makes a valuable contribution to the overall character of the village. The development of the whole site would have impact on both the form and character of the setting. Impact on historic assets No issues. Flooding The site is susceptible to surface water flooding on the eastern part of the site. Strategic Flood Risk Assessment states that the site is entirely in Flood Zone 1, but site extent exceeds 1ha. Development could be permitted subject to Flood Risk Assessment Highways Highways to advise

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 193 Site Reference B/127/007

The site contributes to the rural landscape setting of the village and development of the whole site would have an impact on the form and character of the setting. Development of the site would also result in the loss of Grade 2 agricultural land. It should be noted that the site is subject to a separate Green Space Assessment. Not a preferred site.

B/127/007

Question 77

Do you agree that site B/127/007 is not suitable for development and the reasons given? If not please explain why.

194 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/008

Parish Scruton

Address OS Field 6348 Scruton North Yorkshire

Current Use Agriculture

Proposed Use Housing

Area (ha) 1.36

Indicative Yield 34

Commentary Environmental The site a greenfield site and is classified as grade 3 agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for Sand and gravel. Connectivity Public footpath runs across the site from southern boundary in a north westerly direction. No pavements along roadside. Impact on character and form There are long distance views towards the listed church and existing housing on approach into the village. New housing would compromise on the open rural character of the countryside. The site would be a linear extension to the east of the existing village and would not sit well with the existing settlement form. Impact on historic assets The boundary to the Conservation Area can be seen from the site. The listed church can be seen from the site. This is within the non designated park and garden of Scruton Grange and is therefore likely to result in harm to the significance of that asset. The boundary wall is also of historic value. Flooding Surface water flooding is susceptible on the eastern end of the site and was apparent during the site visit. Strategic Flood Risk Assessment recommends water compatible uses on this site. Highways Highways to advise

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 195 Site Reference B/127/008

Development of the site would not relate well to the existing form and character of the settlement. Development of the site could impact on the setting of the listed church and the setting and approach to the Conservation Area. It would have an impact on the non designated park and garden. The site is also susceptible to surface water flooding. Not a preferred site.

B/127/008

Question 78

Do you agree that site B/127/008 is not suitable for development and the reasons given? If not please explain why.

196 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/127/009

Parish Scruton

Address OS Field 7910 Hamhall Lane Scruton North Yorkshire

Current Use Agriculture

Proposed Use Not specified : Housing

Area (ha) 0.69

Indicative Yield 17

Commentary Environmental The site a greenfield site and is classified as grade 2/3b agricultural land. It is within the green infrastructure corridor. Connectivity Public footpath runs along the northern boundary of the site. Ham Hall Lane bounds the western side of the site but there are no pavements along the edge of the road. Impact on character and form The northern part of the site would have a limited impact on views towards the settlement due to existing screening. The southern part of the site would block long distance views to the village for existing residents along Ham Hall Lane. The northern part of the site is immediately adjacent to the edge of the settlement. However, the development at this end of the development is low density and linear in nature. Development of the whole site would extend the settlement along Ham Hall Lane, a narrow single track lane. Impact on historic assets There are buildings within close proximity of the site which may meet the criteria for non designated heritage assets. Flooding No Issues. The strategic flood risk assessment states that the site is entirely in Flood Zone 1, with minimal or no risk from surface water flooding. Should be permitted on flood risk grounds. Highways Access is available from Ham Hall Lane, The site is bounded by a single track road. Extend existing foot / street lighting system for the settlement to serve this development.

Conclusion

Preferred Sites Bedale Sub Area - Hambleton District Council 197 Site Reference B/127/009

The development of this greenfield site would result in the loss of grade 2 agricultural land. Development on site would have an impact on character and form. Access is available to the site however is along a narrow single lane. Not a preferred site.

B/127/009

Question 79

Do you agree that site B/127/009 is not suitable for development and the reasons given? If not please explain why.

198 Preferred Sites Bedale Sub Area - Hambleton District Council THORNTON WATLASS

B/160/002

B/160/001

Thornton Watlass

Preferred Sites Bedale Sub Area - Hambleton District Council 199 Site Reference B/160/001

Parish Thornton Watlass

Address Part O S 0004 Watlass Lane Thornton Watlass North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 1.34

Indicative Yield 33

Commentary Environmental The site a greenfield site and is classified as grade 3 agricultural land. It is within the green infrastructure corridor. The site is within a minerals safeguarding area for Building Stone, Limestone, Sand & Gravel. There is a sewerage works to the north of the site. Connectivity There are no Public Rights Of Way in vicinity of the site and no pavements. Impact on character and form Site prominent from Watlass Lane as land is elevated from road and sloping south to north. Any development on the site would appear elevated and prominent on views toward the village from the east. Village is centred around a triangular green area in the centre of the settlement. There has been some more recent development to the south east of the village outside the Conservation Area. The development of the site will be a significant landscape intrusion due to lie of land and will extend the form of the village beyond the existing limits into the open countryside. Impact on historic assets No Issues Flooding No flooding issues. The site exceeds 1 ha so the strategic flood risk assessment (JBA, 2016) recommends that a sites specific flood risk assessment is carried out. Highways Direct access is available from Watlass Lane. The developer would need to demonstrate that a suitable and safe access can be achieved.

200 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/160/001

Extend existing foot / street lighting system for the settlement to serve this development. The existing 30mph speed limit extents may need to be moved to incorporate the proposed development.

Conclusion There are no major flooding, or impacts on historic assets and the site has an available access. However, development of the site will have an impact on the character and form of the settlement. Not a preferred site.

B/160/001

Question 80

Do you agree that site B/160/001 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 201 Site Reference B/160/002

Parish Thornton Watlass

Address OS Field 086A Watlass Lane Thornton Watlass North Yorkshire

Current Use Agricultural

Proposed Use Housing

Area (ha) 0.33

Indicative Yield 8

Commentary Environmental The site a greenfield site and is classified as grade 3 agricultural land. It is within the green infrastructure corridor. There is a sewerage works to the north of the site. There is a tree protected by a tree preservation order to the north western corner of the site. Connectivity There are no public rights of way in the vicinity of the site. No pavements to either side of road. Impact on character and form The site is located on slightly lower ground than adjacent Watlass Lane. Any development would be prominent on the eastern approach to the village but would be seen against the main body of the village which is to the immediate east. Large village built around a central triangular green area. The site is outside the historic core and opposite a small ribbon of more modern development on the south side of Watlass Lane. The site would not extend the line of the village any further east into the open countryside and therefore could be viewed as a rounding off. Impact on historic assets The site is adjacent to the boundary of the Conservation Area. Flooding No issues. The strategic flood risk assessment (JBA, 2016) indicates that development would be acceptable on flood risk grounds. Highways Direct access is available from Watlass Lane. The developer would need to demonstrate that a suitable and safe access can be achieved. Extend existing foot / street lighting system for the settlement to serve this development.

202 Preferred Sites Bedale Sub Area - Hambleton District Council Site Reference B/160/002

Conclusion The development of the site would result in the loss of a greenfield site. There are no significant flooding constraints or impacts on the historic environment, although the site is adjacent to the Conservation Area boundary. Development of the site is considered to have a limited impact on the form and character. Development is considered appropriate subject to a design that reflects the location bounding the Conservation Area and mitigating against any potential impact on residential amenity arising from the nearby sewerage treatment works. Preferred site

B/160/002

Question 81

Do you agree that site B/160/002 is not suitable for development and the reasons given? If not please explain why.

Preferred Sites Bedale Sub Area - Hambleton District Council 203 WELL 13.1 No sites submitted in Well.

204 Preferred Sites Bedale Sub Area - Hambleton District Council Sites in Other Villages 14.1 The sites listed below were submitted under the Call for Sites exercise. The Preferred Policy Approach is to make allocations in the Market towns, Service Villages and Secondary Villages but to provide a criteria based approach for consideration of small scale development in Other Villages. 14.2 Bedale

Site Reference Parish Site Address Hectares (Ha)

B/022/001 Burrill LBurrill Manor Farm Cowling Road Burrill 0.25 North Yorkshire DL8 1RG

B/048/003 Exelby , Leeming & Exelby , Leeming & Newton 0.36 Newton

B/048/004 Exelby , Leeming & Land To The North Of Westfield House 0.29 Newton Londonderry North Yorkshire

B/048/005 Exelby , Leeming & OS Field 6535 Tofts Lane Exelby North 0.20 Newton Yorkshire

B/048/006 Exelby , Leeming & Part OS Field 4161 Londonderry North 0.66 Newton Yorkshire

B/048/007 Exelby , Leeming & Land To The South Of Crosby Farm 0.59 Newton Londonderry North Yorkshire

B/048/008 Exelby , Leeming & OS Field 6535 Tofts Lane Exelby North 0.39 Newton Yorkshire B/048/009 Exelby , Leeming & Land Adjacent Green Dragon Inn Exelby 0.41 Newton North Yorkshire

B/048/010 Exelby , Leeming & Part OS Field 0006 Exelby North 0.67 Newton Yorkshire

B/053/001 Firby Land To The North Of Firby Lodge Firby 0.14 Road Firby North Yorkshire

B/055/001 Gatenby W H Malcom Ltd Newton Picot Depot 1.77 Gatenby North Yorkshire DL7 9NG

B/062/001 Hackforth OS Field 2839 & 0034 North Road 7.38 Hackforth North Yorkshire

B/062/002 Hackforth OS Fields 4710 and 5600 Hackforth North 0.53 Yorkshire

B/083/001 Fleetham with Fencote Land West And North West Of St Andrews 0.71 Terrace Great Fencote North Yorkshire

Preferred Sites Bedale Sub Area - Hambleton District Council 205 Site Reference Parish Site Address Hectares (Ha)

B/083/002 Fleetham with Fencote OS Field 4151 Great Fencote North 0.71 Yorkshire

B/090/001 Langthorne Land And Buildings Adjacent East Farm 16.35 Langthorne North Yorkshire

B/170/001 West Tanfield Land On Thornfield Road Thornfield Road 0.90 Nosterfield North Yorkshire

B/170/002 West Tanfield Land East Of South View Nosterfield 0.20 North Yorkshire

B/170/003 West Tanfield Danby Cottage Nosterfield North 0.64 Yorkshire DL8 2QP

B/170/005 West Tanfield Chestnut House Nosterfield North 0.41 Yorkshire DL8 2QX

B/170/006 West Tanfield Hillside House Thornborough North 1.48 Yorkshire DL8 2RE

B/170/011 West Tanfield Land At Thornborough North Yorkshire 2.08

B/170/012 West Tanfield Land At Thornborough North Yorkshire 0.38

Bedale Sub Area - Sites in Other Settlements

206 Preferred Sites Bedale Sub Area - Hambleton District Council Sites Under Allocation Threshold 15.1 A number of the sites submitted through the Call for Sites exercise are below the allocation threshold of 0.2 hectares or five dwellings. It is not considered appropriate to allocate sites below 0.2 ha or where sites are unlikely to have capacity to deliver five dwellings or more. The sites submitted which fall into this category for this Sub Area have been identified on the settlement maps and are listed below for clarity.

Ste Reference Parish Site address Site Size (Hectares)

B/004/019 Aiskew Land to South East of Bedale Road 0.18

B/127/001 Scruton Rose Cottage Scruton North Yorkshire 0.17 DL7 0RD

B/127/002 Scruton Land Adjacent The Nook Common Lane 0.17 Scruton North Yorkshire

B/004/004 Aiskew (Leeming Land South West Of 93 Bedale Road 0.15 Bar) Aiskew North Yorkshire

Bedale Sub Area - Sites below 0.2 hectares

Preferred Sites Bedale Sub Area - Hambleton District Council 207 Site Selection Methodology Introduction 16.1 The Council is starting work on a new Local Plan for the District, which will set out the policies by which applications for new development will be considered. It will also identify developable land suitable for housing, employment, mixed use and recreation up to 2035. One of the first steps in preparing a new Local Plan is to establish what land is available for development within the District over that timeframe. This will inform site allocations in the new Local Plan. 16.2 As part of this we have invited landowners, agents and developers, through a 'call for sites' to put forward land for potential development in the future. The call for sites process commenced in June 2015 and ended in February 2016. 16.3 Through the 'Call for Sites' over 500 sites have been put forward by landowners and agents for potential development in Hambleton District. 16.4 Site selection methodology was developed to enable an objective assessment of the sites submitted informing the selection of sites for allocation within the new Local Plan. Importantly the methodology aligns with the Sustainability Appraisal objectives and seeks to ensure that the process adopted will secure development which best meets the objectives of the new Local Plan. 16.5 There are three stages to the site selection process. The first stage assesses the site against key eligibility criteria. This includes consideration of the scale of development and assessment against key constraints. The second stage is an assessment of the site against Local Plan Sustainability Appraisal objectives and the third stage considers the deliverability and viability of the site. In stages two and three, the performance of sites against the indicators has been coded using a traffic light system. A colour coding (red/amber/green) is used to indicate the relevant impact or suitability of the site.

Red: = Significant adverse effect: The site performs poorly against the relevant indicator Amber: = Moderate adverse effect: The site performs adequately against the relevant indicator but there are some issues that need addressing Green: = Non-adverse effect: The site performs well against the relevant indicator

Site Selection: Basic Requirements 16.6 The Call for Sites process commenced in June 2015 ending in February 2016. All site promoters were required to provide basic information on the site, including: address; site size; owner details; what use the site is being promoted for; known constraints; abnormal costs; access; and the provision of a map indicating the site boundaries and location. A copy of the Call for Sites 2015 application form is available here. https://www.hambleton.gov.uk/downloads/file/1033/call_for_sites_2015_-_application_form Stage 1 - Site Eligibility Criteria 16.7 An initial sift of sites was carried out to identify sites that failed key eligibility criteria or that were subject to significant constraints which would prevent the site form coming forward. The following gateway criteria applied. 16.8 Scale of development 1. For housing sites is the site able to deliver at least 5 dwellings or over 0.2 hectares

208 Preferred Sites Bedale Sub Area - Hambleton District Council 2. For employment sites – is the site a minimum of 0.25 hectares or at least 500m sq. of floor space? 3. For gypsy, traveller and show people sites – is the site able to accommodate up to 20 pitches? 16.9 If the answer was no to any of the above, the site would not pass the eligibility criteria. A list of housing sites which fell below 0.2 hectares is provided within each relevant sub area. All of the submitted employment sites and gypsy, traveller and show people sites met the above requirements. 16.10 Constraints 1. Is it within a nature conservation site or Scheduled Ancient Monument site? 2. Is the site within a major hazard buffer zone, e.g strategic gas, oil, naptha(1) and petrol pipelines. 3. Is the site within the Greenbelt? 16.11 If the answer was yes to one or more of the above the site failed eligibility criteria. If the answer was no the site progressed to stage 2 of the assessment. 16.12 No sites were submitted that fell within a nature conservation site or on a Scheduled Ancient Monument. There were a number of sites that were submitted within a major hazard buffer zone. Our geographical information system (GIS) was used to identify which sites fell within the relevant consultation zones. The Health and Safety Executive's Land Use Planning Methodology was used to identify if development would be advised against in these cases. Where the guidance indicated 'do not advise against', an assessment has been carried out. A full assessment of any sites submitted in the green belt has been carried out, however at this stage there will be no preferred sites identified on any land within the greenbelt. Stage 2 Site assessment 16.13 Stage two of the site selection process involved an assessment of the sites against the Local Plan Sustainability Appraisal Objectives. The table below identifies the Sustainability Appraisal Objective, the Site Selection Criteria, Sources of Data/ Information and brief Scoring Guidance. In addition to the use of the sources of data identified below, Parish Councils were consulted in order to inform constraints mapping, important features of the settlments and key views. Assessments of employment sites were also informed by the Employment Land Review (GL Hearn, 2016).

SA Objective Site Selection Criteria Data/Information Scoring Guidance

To protect and Would the development impact on GIS data (500m Red - If the site is wholly enhance nationally and internationally buffer) & or partly within a SSSI, biodiversity protected sites (SSSI, SINCs) in close Advice from SINC . and proximity to the site? Natural England Amber – if the site is geo-diversity. within the buffer zone (as identified by NE for SSSI) but there is scope to mitigate. Green – if the site is outside the buffer zone

1 naptha refers to flammable liquid hydrocarbon mixtures. Mixtures labelled naptha have been produced from natural gas condensates, petroleum distillates, and the distillation of coal tar and peat. It is used differently in different industries and regions to refer to gross products like crude oil or refined products such as kerosene

Preferred Sites Bedale Sub Area - Hambleton District Council 209 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Does the site have any biodiversity Third party advice, Red – Data indicates issues? the Data Centre area of high biodiversity value Amber – as observed on site there is a potential for biodiversity Green – limited potential for biodiversity/observations and data. Limited opportunities on site providing habitat.

Would the development impact on a GIS – 500m buffer Red – the site is wholly or local nature reserve? partly within a nature reserve. Amber – If the site is adjacent to a nature reserve (within 500m) Green – The site is not within 500m of a local nature reserve

Are there any TPO trees on the site? GIS Red – Yes Amber – None on site, but immediately adjacent and could affect Green – None adjacent to or near

To protect and Is the site within a source protection GIS RED - In zone 1 and enhance water zone 1, 2 or 3? employment/General and reduce Industry/Petrol Filling water Stations Zone is consumption proposed. Amber – In Zone 1, 2 or 3 if Housing or Zone 2 or 3 if Employment. Green – Not within a source protection zone

210 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

To protect and Will the development promote low Red – improve air and zero carbon technologies and Amber – quality and renewable sources reduce climate Green - All development change, in Will should address energy the efficiency and sustainable development building practices in line promote low with relevant national and zero standards carbon technologies Is there links to footpaths and cycle Site visit, GIS Red – Poor connectivity and renewable routes? to routes suitable for sources cycling with little or no particular by prospect of providing a improvement/lack of transport pavements/poor road network which crossings/high traffic encourages volume/speed does not the use of encourage pedestrian public access to services and or transport, facilities. cycling and Amber – ability to create walking and or connect to an existing minimises cycle route/ some traffic pedestrian access and congestion safety issues which will To ensure all need to be addressed groups of the through the design but population mitigation should be have access possible /if significant to adequate PROW routes through or leisure along edge of site facilities, Green - Well served by recreational existing cycle activities, routes/Convenient and health safe pedestrian routes to services, access services and education and facilities / good training connections to PROW opportunities network and to ensure health and well-being Is there potential for new links to Site visit, NYCC This should reflect the improves footpaths and cycle routes? commentary scoring and commentary above and commentary from NYCC highways

Preferred Sites Bedale Sub Area - Hambleton District Council 211 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Red – Little or no prospect of improved connectivity or creation of new routes/footpaths Amber – potential for new links to both footpaths and cycle routes/or PROW Green -Already well connected or very little off site works required to connect to the existing network

Is there access to superfast Superfast North Red – Area not served broadband service? Yorkshire website and unlikely to be served in the short/medium term/ significant costs of connection/no capacity Amber – Area served or will be in the short term/ limited capacity Green - Area is served and has capacity

Does the Employment Area GIS data (as the Red – Further than site have (including town centre) crow flys 1600m – Most villages good Amber – 800-1600m connectivity to the Green - less than 800m following This should relate to services major employment and centres within the main facilities? industrial estates Measure (including Leeming and distance Dalton), and the five main between service centres, or site and employment centres facility outside the district.

Primary school Red –Over 1200m Amber – between 400m and 800/1200m

212 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - less than 400m

Secondary School Red – further than 1600m Amber – between 800m and 1600m Green -less than 800m within a Service Centre or for villages served by NYCC secondary school transport route.

Health Care facilities Red – More than 1200m Amber – Between 400-1200m or less than 400m but GP with capacity issues. Green - less than 400m and GP has capacity.

Convenience Store Red –More than 800m Amber – Between 400- 800m Green - less than 400 m

Recreation/community Red –over 1.125 km facility (over 15 minutes walk time) Amber within 1.125 km (within 15 minutes walk time) Green - Within 750m (10 mins walk time)

Bus Stop Red – over 800m from a frequent service. Or located on the route of an infrequent service. Amber – between 400 and 800 m of a stop that is served by a frequent service,

Preferred Sites Bedale Sub Area - Hambleton District Council 213 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - less than 400m to a stop that is served with a frequent service.

Train Station Red – Over 1200 m Amber – Between 400-800/1200 m of a rail station or halt Green - less than 400m from a rail station or halt Note the name of the station. Stations served and frequency of service can be checked

To protect and Will the development re-use Agent / land owner Red – 0-25% is enhance soils brownfield land? Call for Sites previously developed and the most submission form/ land efficient use of site visit Amber – 26%-75% is land through previously developed optimising land opportunities for the re-use Green -76-100 % is of existing Previously Developed buildings or Land brownfield land Is the site potentially subject to Agent/landowner Red –Contamination issues unlikely to be contamination or other ground GIS condition issues? resolved through development Amber – Contamination issues but the development of the site could lead to cleaning up. Green - No contamination issues or the development of the site would lead to the site being cleaned.

214 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Would there be loss of best and most GIS Red – Loss of grade 1, 2 versatile agricultural land Agent / land owner land( comment on percentage) Call for Sites submission form Amber – loss of green field land 3a and 3b, 4, 5 grade land Green - Previously developed land

Is the development within or does it GIS Red –Entirely within a impact on a mineral safeguarding Agent/landowner safeguarding area area Amber – partly within a Call for Sites safeguarding area submission form/ NYCC Green -outside a safeguarding area

To provide a Is there scope to develop or improve GIS Red – The site is not near good quality green infrastructure through the Site visit to GI corridor, there is built development? limited scope to develop environment, Green or improve the GI/A large including Infrastructure mixed use site within the green spaces Study GI could have an adverse and green impact. infrastructure Amber – The site is corridors, and within or adjacent to the ensure high GI and could have a standards of potential negative impact sustainable but may provide an design and opportunity through construction, careful design and including landscaping to improve energy and the environment water conservation, Green - The site is waste adjacent to the GI recycling corridor and presents an facilities and opportunity to improve use of links the GI network sustainable materials. Is the site prominent in any significant Site visit Red – The site is open views towards a settlement? and prominent in significant views towards

Preferred Sites Bedale Sub Area - Hambleton District Council 215 SA Objective Site Selection Criteria Data/Information Scoring Guidance

the settlement - where built development will have a negative impact Amber – The site is open and prominent but sensitive design would reduce the impact of built development Green - The site is not prominent in any significant views towards a settlement.

What is the impact on form and Site visit Red –significant impact character of a settlement? which could not be mitigated through careful design. Where a site is prominent in views in to the settlement. The scale and location of the site does not reflect, and has a poor relationship with, the existing built form. Development would have a detrimental impact on the open character and appearance of the surrounding countryside. It would not retain important glimpses into the open. Development would constitute ribbon development. The development of the site would lead to coalescence of settlements. Detrimental impact on natural built and historic environment Amber – The site has the potential to impact on the character and form of the settlement but careful design could mitigate against the potential

216 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

impact with careful consideration to height, scale, roofscape, density, layout etc. Green - The site would form a natural infill or extension and is within or immediately adjacent to the built form. The site is not prominent in significant views into the settlement. The site does not impact negatively on important glimpses into the open country side and beyond

Is the development in an area where Site visit/GIS Red – Adjacent to noise, dust light or smell is likely to existing employment cause nuisance to new or existing (heavy industry)/ Airfield residents? in use/ within air quality management zone/Large farmyard Amber – Adjacent to an employment site (general/office), Within aerodrome safeguarding area/ Road with high volume of traffic/near servicing delivery entrances of commercial units/Farm Yard Green - few non-conforming uses within vicinity of the site, minor road.

Is the proposed preferred use for the Site visit/Call for Red – surrounded by site appropriate to the land uses of sites submission non-conforming uses – the surrounding land (north, south, where residential east, west)? development proposed adjacent to busy commercial/industrial

Preferred Sites Bedale Sub Area - Hambleton District Council 217 SA Objective Site Selection Criteria Data/Information Scoring Guidance

estate with heavy industry/major Railway or major road. Amber – for residential if next to a service or delivery entrances for commercial uses (shops/offices) or a railway but not frequent line, or fronts onto main road, or workshop garage or active farm yard. For mixed use or employment use (office) next to residential Green -For residential – surrounded by residential or greenfield. For employment/Mixed other associated uses.

To reduce Will the development contain Agent landowner Red – level of waste individual / communal site waste Amber – produced and facilities / infrastructure? ensure Green - All new opportunities development will be for re-use expected to provide locally are sufficient facilities for maximised waste, the exact type and nature are not known at present. Score Green until further information is received

To ensure all Is part of the site or whole site in GIS/SFRA Red – Yes if whole site or development Flood Zone 3? majority of the site is in is resilient to floodzone 3 and climate proposed use is change and residential reduce the risk Amber – If site is for of flooding. employment or if proposed for residential only a small proportion of the site is in flood zone 3

218 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green -it the site is not within flood zone 3

Is part of the site or whole site in GIS/SFRA Red – Yes if whole site or Flood Zone 2? majority of the site is in floodzone 2 and proposed use is residential Amber – Yes site is for employment/part of the site if residential Green -Not within the flood zone.

Does the site have a history of GIS Red – Yes surface water flooding? Agent / land owner Amber – Part of the site Strategic Flood to the edge of the site Risk Assessment Green -no history of surface water flooding.

Will development increase the risk of Agent / land owner Red – whole or part of site is within flood zone flooding? Environment 3/history of surface water Agency/ SFRA flooding Amber – there is a history of surface water flooding adjacent to the site, new development in that location could increase flooding . Dependent on mitigation. All new development could be considered to lead to an increase in the risk of flooding due to materials used, increase in surface water run off Green -site is within flood zone 1/no history of surface water flooding on or near the site.

Preferred Sites Bedale Sub Area - Hambleton District Council 219 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Can any increase in risk of flooding Agent / land owner Red – be mitigated? Amber – Green - The response here is dependent on the response above if green above, response is N/A Green. It is assumed that in most cases the response will be Amber (depends on scale of development and mitigation) unless advised otherwise by the EA or SFRA consultants

To maintain Does the site have a negative impact Site Visit/Natural Red – Site is within and enhance on the setting of the National Park or England AONB. Any the quality and AONB? Response/GIS development will be character of assessed in accordance the landscape with AONB management and protect plan. the special Amber – Site is within qualities of the buffer zone as identified AONB’s and by NE. National Park. Green - will not have an impact on the setting of a national park or AONB

To preserve Is the development in a Conservation GIS/ Historic Red – Within a and where Area? England conservation area feasible Amber – adjacent to a enhance the conservation area, within historic the buffer zone or environment marginally overlaps with and improve CA. understanding of local Green - not near a cultural conservation area heritage

220 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Would development affect the GIS/ Historic Red – The site is within character and appearance of the England a conservation area. The Conservation Area? impact of the development could not be mitigated. Amber – The site is within the buffer zone or marginally overlaps with the CA, but there is scope to mitigate against any impact through careful design Green -The site is not in or near to a conservation area./Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Would development affect the setting GIS/ Historic Red – The site includes and/or significance of a Listed England or is within the grounds Building? of a listed building and impact could not be mitigated through the design of the development Amber – The site is within the buffer zone but impact could be mitigated against through good design Green -No impact on the setting and or Significance of a listed building/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Preferred Sites Bedale Sub Area - Hambleton District Council 221 SA Objective Site Selection Criteria Data/Information Scoring Guidance

Will the development of the site affect GIS/ Conservation Red – site is within non-designated heritage assets? Officer non-designated heritage asset (ie, park and garden). Would the development affect an GIS/ Conservation Red – A significant important non-designated Officer impact that cannot be archaeological site? mitigated against Amber – within buffer zone, potential for impact but scope to mitigate through careful sitting and design Green -No impact/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

Will the development of the site affect GIS/ Historic Red – Significant adverse a Registered Historic Park and England impact that could not be Garden or Registered Battlefield? mitigated. Amber – within 300m buffer zone but scope to mitigate Green - outside buffer zone

Will development of the site affect the GIS/ Historic Red – Significant adverse setting of an elevated conservation England impact that could not be area? mitigated. Amber – potential for impact but scope to mitigate. Green - No impact

Would development affect the setting GIS/ Historic Red –Site is on site of of a Scheduled Ancient Monument? England Scheduled Ancient Monument Amber – Site is within buffer of scheduled ancient monument

222 Preferred Sites Bedale Sub Area - Hambleton District Council SA Objective Site Selection Criteria Data/Information Scoring Guidance

Green - site is outside of buffer of scheduled ancient monument/ Development will enhance ore better reveal elements which contribute to the significance of the heritage asset

To provide a Will the development make provision Red – Employment sites mix of housing of sufficient market housing of a size Amber types and and type that meets local housing tenures in needs, including older people? Green - All sites that are order to put forward for residential ensure all development will be local people expected to meet policies have the on size type and tenure. opportunity meet their Will the development provide Red – the site is under housing affordable housing for those who the current thresholds for needs. cannot afford to buy or rent on open affordable housing market? Is this supported by a provision viability appraisal? Amber – Green - All sites above the current threshold will be assumed to meet policies on affordable housing . To be reassessed following viability work

To reduce Will the site incorporate the principles Red – crime and the of secure by design reducing the Amber – fear of crime. potential for crime and discouraging anti-social behaviour Green - All new development will be expected to adopt good design standards considering the principles of secure by design.

To provide a Is there scope to safeguard land for Agent / land owner Red – residential site range of good future expansion of a business? quality

Preferred Sites Bedale Sub Area - Hambleton District Council 223 SA Objective Site Selection Criteria Data/Information Scoring Guidance

employment Call for Sites Amber – Mixed use sites opportunities submission form near to existing available to all employment centres local where a commitment to residents. providing some employment land is To provides provided conditions which Green -Sites put forward encourage for employment use economic growth, How many direct jobs will be created Agent / land owner Red – residential sites diversification as a result of development? of existing Amber – mixed use sites enterprises Green - large and employment sites or large investment in mixed use sites with a both urban commitment to and rural substantial element of locations employment creating uses.

What type of jobs or apprenticeships Agent / land owner Red –Residential sites will be created? Amber – small employment/ mixed use sites Green - Large employment sites Unknown at this stage.

Will the proposed Agent / land owner Red –Residential development enable Call for Sites Development expansion of an submission form Amber – New existing site or employment sites not business? adjacent to existing employment land. Green -land put forward by existing business owners within the district

Stage 2 Site Selection Criteria

224 Preferred Sites Bedale Sub Area - Hambleton District Council 16.14 Following the assessment of each site against the above criteria which formed stage 2 of the site selection process, the colour coding was used to assist with the comparison of sites and in determining the preferred option sites in conjunction with the scoring against acceptability of highways access which falls under the stage 3 of the site selection methodology. 16.15 Biodiversity data for sites has not been available during the stage 2 assessment and has not informed the assessment process. This data will feed into stage 3 of the site selection process. Stage 3 Viability and Deliverability 16.16 Stage 3 of the site selection is to assess the deliverability and viability of sites. The Call for Sites submission form was designed to enable early collection of some of the information required to assess a sites deliverability and viability. At this stage only limited information has been collected on viability and deliverability and viability assessments have not been possible. The information that has been collected has been assessed, this includes comments from North Yorkshire County Council on Highways. Where available, these Highway comments have been used to inform the selection of sites for the preferred options. 16.17 The guidance detailed in table 65 provides an indication of the type of information that will be considered as part of the stage 3 assessment.

Site selection Criteria Source of Scoring Guidance Information/Data

Timeframe for when site is Call for Sites Red – over 5 years available for development? submission form Amber – within 0-5 years 0-5 years Green - immediately 6-10 years 11-15 years 16-20 years 20 years or more

Are there any ownership or title Call for Sites Red – yes significant constraints which constraints? (need to provide submission form would affect access into the site/ copy of title). Development of the Amber – The site is in multiple ownership/ there are constraints affecting a small proportion of the site which would not prohibit/limit access or level of development Green -No known constraints/ The site is in single ownership.

Is the site vacant or occupied Call for Sites Red – Occupied expected to vacate late in and if occupied what is submission form the plan period timeframe for existing use to Amber – Occupied but expected to vacate cease? in the short or medium term/ Green -the site is vacant/ or will be vacant shortly

Preferred Sites Bedale Sub Area - Hambleton District Council 225 Site selection Criteria Source of Scoring Guidance Information/Data

Are there existing buildings on Call for Sites Red –yes site that require relocation submission form / Amber – only affects part of the site before site could be Site visit developed? Green -no

What timeframe would Call for Sites Red – By the end of the plan period relocation require? submission form Amber – short term to medium term Green -immediate

Has the site been marketed for Call for Sites Red – No sale? submission form Amber – yes but for an alternative use Green -Yes

Is the site owned by a Call for Sites Red –No developer? submission form Amber – Green -Yes

Does developer have an option Call for Sites Red – No on the land? submission form Amber – Green - Yes

Are there any abnormal costs Call for Sites Red – Yes – Significant costs rendering site associated with bringing submission form unviable forward this site for Amber – Yes –impact on viability development, eg contaminated land? Green -No

Are there any other restrictions Call for Sites Red – Yes – cannot be overcome in the plan which would delay the site submission form period being brought forward and Amber – Yes but can be overcome within could these be overcome? the plan period Green -No

Is there appropriate access to Call for Sites Red – No – significant costs would be utilities such as water, power submission involved in improving access (electricity, gas), sewerage, form/Utility Amber – No – but costs of servicing would drainage, broadband? providers not affect viability Green -Yes

226 Preferred Sites Bedale Sub Area - Hambleton District Council Site selection Criteria Source of Scoring Guidance Information/Data

Standard Response – Utilities companies to advise

Are there any improvements Call for Sites Red –Significant improvements to be made, to utilities required? submission form/ risk to viability Utility providers Amber –Some improvements to be made/ Already planned for/ more than one site would contribute Green -No required improvements Standard Response – Utilities companies to advise

What assumptions have been Agent / land owner Red – No assumptions made for any made in terms of financial Call for Sites contributions towards CIL, Affordable contributions to the submission form Housing, Space Standards, open space development (% of affordable Amber – some assumptions made housing, CIL, contributions to open space, sport, recreation)? Green -assumes 40/50% affordable housing, contributions to open space, CIL contributions, Space standards Standard Response - not known at present.

What would be impact on Call for Sites Red – The scheme would be unviable viability of providing a carbon submission form Amber – It would affect the viability of the neutral development? scheme Green -There would be little or no impact on viability of the scheme Standard Response - Not known at present

Is there potential for a suitable Call for Sites Red – No – Limited visibility, visibility unlikely access to a highway (adopted submission form/ to be achieved. No frontage to an adopted or non adopted)? Site Visit/ NYCC highway (single track (farm track/green lane). highways Amber – Possible but works required/developer required to demonstrate that a safe and suitable access can be achieved Green - Yes.. where NYCC do not indicate any difficulties and access direct to an adopted highway.

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Will off site work be required Call for Sites Red – Substantial off site works required that and what will be impact on submission form/ make the scheme unviable viability? NYCC highways Amber – Off site works required which affect viability Green -no works or limited works required which have no or limited impact on viability

Is there sufficient capacity in Call for Sites Red – No capacity substantial improvement the highways network to submission form required accommodate the Amber – no capacity/limited capacity – development? improvements required but would not render a scheme unviable Green -Yes sufficient capacity Standard Response - Highways to advise

: Stage 3 Viability and Deliverability Next Steps 16.18 The preferred options sites reflect the outcomes of the stage 2 assessment and response from North Yorkshire County Council on Highways matters, part of the stage 3 assessment. Stage 3 remains to be completed. This will be completed over the next few months. Promoters of sites will be contacted and advised of the outcome of stage 2 assessment and should they wish to pursue the allocation of their site through the local plan process, we will require additional information on viability and deliverability. Sites must be viable and deliverable to be supported through the Local Plan process. 16.19 As a result of stage 3 of the selection process, some sites which are currently identified as preferred in this Preferred Options document may no longer be supported and those sites which are currently presented as not preferred sites in this document or new sites submitted as part of the Preferred Options Consultation, may replace those sites. 16.20 We will seek to establish viability of sites on a consistent basis, therefore we will establish a range of assumptions in order to test the viability of sites. The guidance in the table above will be adapted to reflect the process to be established. The deliverability and viability of sites will be informed by the continued work with Infrastructure provides as we prepare the Infrastructure Plan. The emerging evidence base, duty to cooperate discussions, and response to the consultation on the preferred sites within this document will also feed into the assessment of viability and deliverability of sites and inform the final selection of sites.

228 Preferred Sites Bedale Sub Area - Hambleton District Council