/ NEW SETTLEMENT CONCEPT FRAMEWORK Stage 1/2 Inception - Baseline Report

JULY 2018 P11393-00-001-701-02 Green Hammerton

2 Contents

1. Background & Context ...... 4

2. Policies & Strategies ...... 6

3. Community Mapping & Facilities ...... 10

4. History & Local Distinctiveness ...... 12

5. Urban Design Analysis ...... 18

6. Landscape Analysis ...... 26

7. Transport & Movement Review ...... 38

8. Flood Risk & Services Review ...... 48

9. Property Market Review ...... 54

10. Engagement ...... 60

11. Conclusions & Next Steps ...... 62

Appendices

A Transport & Movement B Flood Risk & Services C Property Market

3 STAGE 1/ 2 INCEPTION - BASELINE REPORT 1. BACKGROUND & CONTEXT 1.1 BACKGROUND

As part of the Local Plan process, Borough N KEY Council have commissioned Gillespies to produce a Study Area new settlement concept framework for at least 3000 Boundary homes in the Green/ and Cattal area; leading a team with Cushman & Wakefield and Vectos. Fig. 1 shows the extent of the study area and comprises known available land within the broad location for growth.

The purpose of the study is to understand, develop and interpret baseline evidence, explore concept options, develop consensus and provide a delivery oriented framework to inform the preparation of the New Settlement DPD and preparation for the Local Plan Examination in Public.

This report includes research and analysis on stage 1 (familiarisation) and stage 2 (scoping assessment). Future stages will include concept visioning, concept framework, and final reporting. This report incorporates initial analysis, engagement feedback and conclusions.

The work has been produced through a combination of document reviews, site surveys, engagement with key stakeholders, professional analysis and collaborative work with the multi-disciplinary consultancy team and the client steering group. This report also identifies gaps in the evidence base and will lead to the development of a vision and objectives for the new settlement.

10ha

Fig. 1: Study Area Boundary Plan (Aerial imagery © Getmapping plc and Bluesky International Limited 2018) 0 0.5 1km

4 1.2 Locational CONTEXT ±

The new settlement study area borders the villages N KEY of Green Hammerton, Kirk Hammerton and Cattal. Study Area The A59 bisects the study area from east to west, Boundary with a train line between and Harrogate running in parallel. Johnsons Nursery occupies a large area of the study area in the south-west corner; the option to relocate the nursery is available. The land within and surrounding the study area consists mainly of arable and pasture farmland, with the River Nidd to the south running from the south-west to the north-east.

As well as the neighbouring towns and cities, the surrounding countryside is populated by villages of varying sizes, such as Whixley to the north-west and Cattal to the south. A collection of businesses are located between the A59 and Hammerton , along the eastern boundary of the study area.

ACCESS LINKS Green Hammerton lies in close proximity to North York Moors National Park to the north-east (33 minute drive), York city centre to the east (25 minute drive), city centre to the south (39 minute drive) and the Dales National Park to the west (44 minute drive). This position offers a good location for residents to work locally, commute to nearby cities and to national parks for recreational outdoor activities and impressive landscapes. The A59 provides access to the

A1M and permitting connectivity to Leeds. 100 ha

Hammerton Station lies within the Village of Kirk 10 ha Hammerton and Cattal Station adjacent to Johnsons Nursery. The former provides quicker access to the 0 0.5 1 2km Fig. 2: Wider Context Plan for Study Area (© Crown copyright and database rights 2018 Ordnance Survey 100019628) k railway line between Harrogate and York, and on to 0 0.35 0.7 1.4 2.1 2.8 other cities across the country.

5 STAGE 1/ 2 INCEPTION - BASELINE REPORT 2. POLICIES & STRATEGIES

NATIONAL PLANNING POLICY FRAMEWORK THE GARDEN CITY PRINCIPLES (TOWN AND Areas: Development should not have an adverse or enhance services and facilities in rural villages. The NPPF sets out national policies with the aim to COUNTRY PLANNING ASSOCIATION) effect of the character or appearance of a There are a number of primary and secondary promote sustainable development. The document The TCPA outline key Garden City Principles, which they conservation area; villages near to the study area - allocated for new requires good design stating 'Our standards of design can describe as an 'indivisible and interlocking framework • HD20: Design of New Development and homes - where new village shops and businesses are be so much higher. We are a nation renowned worldwide for their delivery' and highlight themes such as healthy Redevelopment: Make a positive contribution to the encouraged; for creative excellence, yet at home confidence in communities, community engagement and ownership, spatial quality of the area and respect the character • GS7: Health and Well-being: Sufficient and a mix development itself has been eroded by the too frequent and the need for a strong vision. Other key themes and layout; of homes to meet peoples needs, opportunities for experience of mediocrity.' The NPPF goes on to include having a mix of houses, range of jobs, easy • SG2: Settlement Growth, Hierarchy and Limits: employment, designing lifetime homes, supporting promote garden city principles, a strong sense of place, commuting distances and integrated and accessible Green Hammerton and nearby villages fall within community and social infrastructure, improving responding to local character while not discouraging public transport systems, including walkable distances Group B and Group C settlements. Group B's will quality and quantity of green infrastructure and innovation and the use of design codes. The latest NPPF towards recreational and shopping facilities. The high retain their roll as rural centres with a focus on new opportunities for physical activity and recreation; specifically suggests, under 'Identifying land for homes' quality design of the houses is important as well as the housing and Group C's will accommodate only very • HS2: Affordable Housing: 40% affordable housing the use of Garden City Principles within development of development of a green infrastructure network and limited growth; on all qualifying greenfield developments; a large number of new homes. enhancement of the natural environment. • CF9: Other New Community Facilities: New • TI1: Sustainable Transport: Improved road and rail community facilities should be easily accessible for connections, in particular the Leeds-Harrogate-York LOCALLY-LED GARDEN VILLAGES, TOWNS AND CURRENT HARROGATE DISTRICT LOCAL PLAN the community, including those without a car. railway; CITIES (DEPARTMENT FOR COMMUNITIES AND (2001) AND HARROGATE DISTRICT CORE STRATEGY • C1: Inclusive Communities: Provide and contribute • CC4: Sustainable Design: Design to reduce the LOCAL GOVERNMENT MARCH 2016) (2009) towards the provision of community and other impacts of climate change, promoting zero carbon The current Harrogate District Local Plan consists infrastructure needs generated directly by the developments; The Locally-led Garden Villages, Towns and Cities of the Local Plan (2001) as well as the Core Strategy development. • HP3: Local Distinctiveness: High quality design document sets out the key criteria for Garden Villages (2009). The function of the Local Plan is to 'set out to reinforce the characteristics of the districts rural described as including between 1,500 and 10,000 new planning policies and proposals to promote, co-ordinate EMERGING HARROGATE DISTRICT LOCAL PLAN environment; homes and that it must be a new discrete settlement, and control future development and the use of land up to (DRAFT 2018) • DM4: Green Hammerton/ Cattal Broad Location although there is no single model for the garden villages the year 2006.' The Core Strategy sets out the direction The council is currently working on the preparation of for Growth: Refers to the New Settlement they expect to support. and strategy for development and conservation in a single Harrogate District Local Plan which will shape Development Plan. 'At least 3000 dwellings', the district up to the year 2021, where the vision is the future of the district up to 2035 and will replace appropriate mix of house types, sizes and tenures Some of the key points made in this document are 'sustainable living, prosperity and access for all.' the current Harrogate District Local Plan (2001) and and a balanced and inclusive community. 5 hectares outlined below: Some policies within the Local Plan (2001) have been Core Strategy (2009) mentioned previously. The key of employment land, relocation of the horticultural • 'Good Design is essential to create sustainable superseded by policies in the Core Strategy (2009) - in diagram in Fig. 3 shows some of these policies. Within nursery, provision of eduction, health, retail and places people want to live and be part of the local these cases the new Core Strategy Policies are outlined the emerging Local Plan, a range of policies inform the community facilities, an exemplar of sustainable community..' below. development of the new settlement. Some of the key design, drawn on local character, provision of • As well as being ambitious they must also be • SG3: Settlement Growth: Conservation of the policies are outlined below: supporting transport infrastructure, biodiversity deliverable Countryside, Including Green Belt: Promote a • GS2: Growth Strategy to 2035: The scale of enhancements, green infrastructure network and • A diverse range of house builders should be used, sustainable pattern of rural development; development will reflect the settlements role and phasing where facilities are provided in tandem with including small and medium firms • HD3: Control of Development in Conservation character, relationship to the public transport the new settlement. • Infrastructure needs should be assessed and met. corridor, deliver new homes and jobs and maintain

6 26 Harrogate Harrogate 26 26 26 26

Harrogate District Harrogate

Harrogate Harrogate Borough Harrogate Harrogate Harrogate 26 26 Harrogate 26

26 Local

District

Council

District

District Borough Harrogate Harrogate Plan:

Harrogate District Borough Borough Harrogate Harrogate Harrogate

Harrogate Borough

Harrogate 26 Local

26

Publication Local Local

Local Council 26

Council District District Council Plan:

District

Plan: Council Harrogate Plan: District Borough Borough

Harrogate Borough

Plan: 26 Harrogate Borough

Harrogate Publication

Harrogate

Draft

Local Local Publication Publication

Local

Harrogate Local Publication

Council Council

Harrogate Council 2018 District

Plan: Plan: Council District 26

Plan: Harrogate Borough

Plan: Borough

District Draft

26

Publication Publication

Draft Draft

Borough 26 Local Publication

Local Publication Draft Harrogate

District 2018

Council

Harrogate

2018 Local 2018 Borough Council Plan:

Harrogate 2018 Plan: Harrogate

Harrogate Council

Local Harrogate Draft Draft Plan:

Draft Publication 26

District Draft Publication

Council

Borough

2018 2018 Plan:

Publication

District 2018

2018 District

26 Borough

Harrogate Local

Borough

Publication Harrogate

Draft

Council Local 26 Draft

KEY Plan: Local Harrogate

ECONOMIC GROWTH STRATEGY FOR THE 26

A roads Draft

Council 2018 Harrogate

Broad location for growth

2018 Council Plan: District

HARROGATE DISTRICT 2017-2035 Urban areas outside Publication Plan:

Harrogate

Borough Locations for major employment

Harrogate District Draft growth 2018

The Economic Growth Strategy for Harrogate District Harrogate Map 3.2 Legend for Key Diagram

Harrogate

AONB Publication

District

Locations for major housing growth Publication Local Harrogate is 'all about providing a long term framework to build 2018 Railway line and station Borough Major transport improvements

on their strengths, address their challenges and deliver Council

Major B roads District Draft Plan:

WHS

Map 3.2 Legend for Key Diagram Local Borough positive, focussed interventions to create a more Map 3.2 Legend for Key Diagram Main settlements District Map 3.2Green Legend Belt for Key Diagram Draft

Borough

2018 MapCouncil 3.2 Legend for Key Diagram

sustainable economy for the future.' The strategy has Draft Publication

Major international wildlife sites Local Local Service Centres Plan:

taken into account local opportunities and challenges 2018 Local Motorway

Council Primary Service Villages 2018

Plan: as well as national and regional priorities. The Economic Publication

Public transport corridor Council Secondary ServiceMap 3.23.2 VillagesLegend forfor Key Diagram Map 3.2 Legend for Key Diagram Growth Strategy’s aim is to achieve a sustainable and Non green belt rural areas Map 3.2 Legend for Key Diagram Plan:

Draft Smaller Villages Publication resilient economy by 2035, with new higher value jobs, Main rivers

Publication

2018 an increase in Gross value and an increase in workplaces Draft wages. How Harrogate District will achieve this is Map 3.2 Legend for Key Diagram Map 3.2 Legend for Key Diagram

2018 outlined in this Strategy. Draft Map 3.2 Legend for Key Diagram

Draft

2018 Map 3.2 Legend for Key Diagram

STRATEGIC HOUSING AND ECONOMIC LAND 2018 AVAILABILITY ASSESSMENT (SHELAA - 2017 DECEMBER) Map 3.2 Legend for Key Diagram The purpose of the SHELAA is to determine the potential Map 3.2 Legend for Key Diagram of sites to contribute towards the supply of land for Map 3.2 Legend for Key Diagram housing and economic supply within Harrogate District over the next 20 years. A number of sites around Green Hammerton have been highlighted for potential Map 3.2 Legend for Key Diagram development in the future - this can be seen on Fig. 4.

Fig. 3: Key diagram illustrating main elements of the Growth Strategy taken from Harrogate District Local Plan Draft 2018 (©Crown Map 3.2 Legend for Key Diagram NEW SETTLEMENT BACKGROUND PAPER (2017) copyright and database rights 2016 Ordnance Survey 100019628) New settlement options are explored further within the Map 3.2 Legend for Key Diagram New Settlement Background Paper and this document Map 3.2 Legend for Key Diagram also considers the idea of a Garden Village. Currently the housing trajectory assumes delivery of the Key Issues and Opportunities new settlement will start in 2024/25. • 40% affordable housing • Study area boundary to be defined, informed by CA4/5, GH11/12 and OC12 extents • 'At least 3000 homes' • Local Facilities

7 STAGE 1/ 2 INCEPTION - BASELINE REPORT N

Fig. 4: Local Context Plan (Aerial imagery © Getmapping plc and Bluesky International Limited 2018)

8 This page has been intentionally left blank

9 STAGE 1/ 2 INCEPTION - BASELINE REPORT 3. Community mapping & facilities

The new settlement study area is adjacent to the Renaissance (Urban Task Force). Fig. 5 uses the average • Green Hammerton - approximately 675 people Key Points in this document are highlighted villages of Green Hammerton and Kirk Hammerton. of these standards and shows the catchment population • Kirk Hammerton - approximately 538 people below: These adjacent villages, along with nearby Whixley against the number of facilities it can support as well as • Whixley - approximately 824 people • Any new or expanded school provision will and Tockwith, contain services such as a local shop, the number of existing facilities within the catchment • Cattal - approximately 115 people need to carefully consider the impact of GP surgery, village hall and primary school. Within area. • Huninsgore - approximately 129 people school travel; the district there is a good provision of public services, • Thornsville - unknown • Health services- a more dispersed approach facilities and local groups, however due to the study Although Fig. 5 provides an indication of the facilities is likely to place pressure on primary care area's rural location these are limited within the that could be generated by the new settlement, it In the New Settlement Background Paper 2017, services as critical mass would support new immediate proximity. The Leeds-Harrogate-York train should be noted that this is a high level guide and needs Harrogate Borough Council provide additional or expanded health practices; line and the A59 York Road connects the study area into to be informed by local context – for example, existing information regarding the provision of facilities and • 2 modern primary schools could be provided; Harrogate, York and Leeds and the A1 connects into infrastructure could be expanded or existing under- services and highlight the need for the new settlement • Boroughbridge High could be expanded, or , where a more expansive range of facilities utilised facilities supported. Therefore, fig. 5 also shows to have access to key services to meet every day needs a potential development of an all-through can be found, including supermarkets and secondary the existing population of the surrounding villages, – these are defined as a local convenience store, GP school on site; schools. Fig. 6, overleaf, maps facilities within and settlements or communities (which are located within practice, village hall and primary school. • Major redevelopment of the Green surrounding the study area. the 1200m walking distance) added to the proposed Hammerton GP premises required; new population, as services are likely to be shared • New settlement could provide for new Tockwith and Green Hammerton are classed as between villages. The population of the nearby villages community hub type facilities, primary and Primary Service Villages and Kirk Hammerton and are listed below, resulting in a population of 2281 (all secondary care. Nun Monkton as Secondary Service Villages within the population numbers below are as of the 2011 Census). Harrogate District Local Plan Draft – Growth Strategy (2018). - based on the number of services they contain. Number of Existing Facilities Dis- (main settlement) and Boroughbridge Number of Facilities Required tance from study area boundary (m) (local service centre) are located nearby. GS2 states Service Thresholds (population) Facility these settlements are some of the broad locations for (where there is a range – the middle Proposed development + existing Proposed development only (3000 population of nearby villages (6,900 value is taken) 400 800 1200 growth and development within the district. new homes = 6,900 people) people + 2,281 people = 9181 people) The addition of around 3000 new homes – at an Primary School 2,000-4,000 2.3 3 2 2 2 average of 2.3 people per home – would generate Secondary School 8,000-16,000 0 0 0 0 0 approximately 6,900 residents. This would generate a Doctors Surgery 3,000 2.3 3 1 1 1 Pharmacy 5,000 1.4 1.8 0 0 0 need for new facilities while also supporting the existing Local Shop 2,000 3.4 4.6 2 3 4 infrastructure in the surrounding villages. Within the Pub 6,000 1.2 1.5 3 4 4 New Settlement Background Paper 2017, Harrogate Post Office 5,000 1.4 1.8 1 1 1 Borough Council have combined the service thresholds Community Centre 4,000 1.7 2.3 1 1 2 from three sets of standards; Shaping Neighbourhoods Local Centre (Local Service Centre) 6,000 1.2 1.5 0 0 0 (Hugh Barton, Marcus Grant and Richard Guise), Urban District Centre (Main Settlement) 24,000 0 0 0 0 0 Design Compendium (HCA) and Towards an Urban Leisure Centre 24,000 0 0 0 0 0

Fig. 5: Facility requirements and existing facilities (Thresholds based on Table 2.1 New Settlement Background Paper 2017, Harrogate Borough Council)

10 N

KEY

10ha

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

11 STAGE 1/ 2 INCEPTION - BASELINE REPORT 4. HISTORY & LOCAL DISTINCTIVENESS 4.1.1 HISTORY

Since the creation of medieval settlements, centuries B - KIRK HAMMERTON ± N of development has resulted in an arrangement of villages in part orientated along the original Roman South of Green Hammerton, Kirk Hammerton road network. Various distinctive landscape features developed from an initial manor house into a relatively can also be found. This includes Coney Garth Hill, local small village. Buildings have become almost entirely

hedgerows, boundary walls and roads which were likely residential; only one inn, general store and post office A formed in the late Middle Ages up to the 19th century. remain. The railway line from Harrogate to York intersects the village, with Hammerton station situated Both villages of Green Hammerton and Kirk Hammerton along the main road. The 18th century Kirk Hammerton contain clusters of listed buildings. The general aesthetic Hall was influential to the town's development, acting of buildings in the villages are of a wide-fronted, red as a central point in the town and bordered to a beck in brick construction with pantiled roofs. the north.

B A - GREEN HAMMERTON Dense tree lines disperse from the village spine along branched roads and boundary lines, populating property Boroughbridge Road lies on the line of the Roman offsets and open green spaces. Surrounding the village road: intersecting the village from York to Aldborough are pastures and arable land, forming a green open and forming the linear spine from which the village barrier to the intersecting railway line. has developed. Access off the Roman road to the now demolished Green Hammerton Hall provided a road for Views from within the village are framed by buildings future developments. The creation of the bypass in 1989 and the long and winding form of the village. The hilltop from the B6265 to the A59 significantly reduced traffic where St John The Baptist church sits provide views 10ha km Fig. 7: Study Area Boundary Ordnance Survey (Harrogate Borough Council, 2018) 0 0.125 0.25 0.5 0.75 1 through the village. across the area dispersed by trees. Parkland to the south 0 0.5 1km and east offer views to the surrounding countryside. KEY

An area of public land known as The Green is Study Area Boundary Land Boundaries

recognised as the most important landscape feature, The Grade I listed St John the Baptist Church serves as A59 York Road Built Environment

offering narrow yet long views between the houses a key historical feature for the village; its 9th century B6265 Road PROW

to the surrounding countryside: populated by mature tower is viewable from around the village. Various Roads Water

broadleaved trees. The historic farming community alterations and extensions to the church have resulted Railway Woodland remains to the present day, with historic field in a culmination of multiple architectural styles. Its boundaries dictating the village's unique character. The topographical positioning atop a high knoll at the centre bricks traditionally used for constructing homes in the of the village suggests it being the core of the early village were formed from local glacial clays. settlement from which it was formed.

12 4.1.2 LOCAL DISTINCTIVENESS

Local character will inform new development. Cues can be taken from local villages, towns and the landscape, including the two conservation areas in Green Hammerton and Kirk Hammerton.

Visual Impact In Green Hammerton the gaps in the built form throughout the village enable a number of long views beyond the village to the surrounding farmland, to Whixley and to the northeast. In the centre of the village of Kirk Hammerton the views are more contained by buildings, bends in the road, boundary walls and mature trees, but the parkland to the east affords more dispersed views into open countryside beyond.

Architecture Complement existing construction materials for coherency with the local View looking into open country side, Green Hammerton Brick facades, street-side eaves and pantiled roofs, Kirk Brick garden wall, Kirk Hammerton traditional material palette. Drawing inspiration from the form of local Hammerton buildings, as well as specific architectural detailing. Steep gabled pantile roofs are used generally with some lower pitches using stone slate. Main details include overhanging eaves and an absence of fascias. Buildings are mostly two storeys of brick and orientated towards the main winding roads of each village.

Property Setbacks Majority of the buildings within the settlements are set back from the road edge with grass verges, followed by footpaths, garden walls and front gardens. These landscaped setback from the fronts of properties provide a wider green buffer from the winding roads within the village, occasionally opening up to bigger green commons and building gaps looking into the Brick wall detail, Kirk Hammerton Green verges, boundary hedges and front gardens, Green Mature tree in public green space, Kirk Hammerton open countryside. Hammerton

Trees, Planting and Landscaping Mature trees are being retained as much as possible, promoting the restoration and management of key hedgerows or boundary walls, to better define roads and fields. Using trees and general planting to help define the boundaries of new developments and add depth to the landscape setting.

(Green Hammerton Conservation Area Character Appraisal, Harrogate Borough Council, February 2009) (Kirk Hammerton Conservation Area Character Appraisal, Harrogate Borough Council, November 2008)

13 STAGE 1/ 2 INCEPTION - BASELINE REPORT ±

4.2 strategic SETTLEMENT ANALYSIS

A number of distinctive settlements near the study N area illustrate local distinctiveness and provide cues for Historic Green locally distinctive place making on the site:

• Green Hammerton • Kirk Hammerton • Whixley Organic tree lines & field boundaries GREEN HAMMERTON

Low Royd

This conservation area has 4 distinct elements including Roman Road The Green, Back Lane, Boroughbridge road and the village centre. It has 8 Grade II listed buildings of special architectural or historic interests.

The Green The Green is a wide public open space characterised by (Reproduced with the permission of the National Library of Scotland) various buildings and cottages of different ages. Houses 2. Organic lines of trees follow field boundaries of the are set further back from the road by grass verges and old parkland, north-west of the village: a landscape distinctive front gardens. dominated by arable farming, where once stood a historic hall according to historical maps. 1. Branching out from The Green is York Road and Meandering Boroughbridge Road, forming a series of meandering village street streetfronts with various listed buildings, including the post office and High Farmhouse.

KEY Conservation Area Boundary

Study Area Boundary 1ha 1. Green Hammerton meandering village street 2. The Green with green verges and front gardens Fig. 8: Local Context Plan (Aerial imagery © Getmapping plc and ^ Bluesky International Limited 2018) 0 100 200 400m N

14

km 0 0.125 0.25 0.5 0.75 1 ±

KIRK HAMMERTON N

This village has developed in a linear manner along the roads radiating from the church, the triangular village green is at the junction of the main roads into the village. There are 5 listed buildings in the Conservation Area of special architectural or historic interests.

The Grade I listed St John the Baptist Church stands atop a high knoll at the centre of the village, providing views out across rooftops and to the surrounding countryside.

The village green provides a local focal point, and is well defined by surrounding roads and enclosed by buildings. There are 3 mature trees which provide valuable tree cover and add to the rural character of the village. St John the Baptist (Reproduced with the permission of the National Library of Scotland) Church

2. 1. Village Extending from the village green is Chapel Street with Green wide green verges on the south side, accommodating Kirk Hammerton Hall is a rural mansion, parts of which the course of Kirk Hammerton Beck and the distinctive date back to the mid-18th century. It is a red brick and brick wall. Along the beck are masonry bridges leading slated roof building sitting adjacent to a large parkland into various properties. They are spaced apart by with dense tree-lined boundaries. Chapel Street with green verges & Kirk trimmed grass verges and wildflower edges, creating Hammerton beck distinctive thresholds alongside the beck.

Kirk Hammerton Hall, extended parkland & tree lines

KEY Conservation Area Boundary

Study Area Boundary 1ha 1. The Village Green and mature trees 2. Chapel Street green verge and Kirk Hammerton Beck Fig. 9: Local Context Plan (Aerial imagery © Getmapping plc and ^ Bluesky International Limited 2018) 0 100 200 400m N

15 STAGE 1/ 2 INCEPTION - BASELINE REPORT

km 0 0.125 0.25 0.5 0.75 1 4.2 strategic SETTLEMENT ANALYSIS

WHIXLEY N Whixley Hall The village is enclosed by a conservation area consisting of 4 character areas: Whixley Hall, Church and Park, Church Street/ Stonegate Core, High Street South and Town's Houses. There are 10 Grade II listed buildings as well as several non-listed historic buildings which define Church Whixley's distinctive character. 2.

Dwellings along Church Street and Stone Gate form the historic core. The houses are made from vernacular brick and pantiled cottages, varying from roadside, grass 1. verges to elevated entries with steps. The central High Street connects the village core to the newer south- west development, scattered with houses and cottages of existing vernacular construction. Continuing up to Church Street, road-side cottages with little to no front Roman Road gardens are found, which then fades into grass verges, (Reproduced with the permission of the National Library of Scotland) brick and cobbled walls allowing string views into the countryside. wall enclosing open park land with several sport pitches South High located at the corner of West Lane. Trees are loosely Street The listed hill-top church is accessed via a long path scattered within the park, thick line of tree groves can be from Church Street. Adjacent to that is Whixley Hall found around the southern boundary, forming a green with formal gardens around. Opposite to these two and open landscape transition from the village to the distinctive listed buildings is Whixley Park, a cobble- open countryside.

Whixley Park and tree groves boundary

KEY Conservation Area Boundary 1ha

1. Church Street, historic buildings and green verges 2. West Lane adjacent to Whixley Park Fig: 10: Whixley (Imagery ©2012 Google, Map data ©2018 Google) (Imagery ©2009 Google, Map data ©2018 Google) (Imagery ©2018 Google, Map data ©2018 Google) 0 100 200 400m

16

600 m 4.3 Conclusions

This strategic settlement analysis aims to highlight the lines and green open spaces inbetween. Inner segments significant urban qualities of the settlements around our of the settlements are higher in density, and gradually study area. These urban design cues derived from various reduce towards the periphery where buildings are conservation areas are likely to influence the location surrounded by open parklands or arable pasture fields. and design of the new settlement. House types Urban Grain A variety of dwellings ranging from terraces to large All of the settlements possess a conservation area, and detached houses provides distinctive characters to each so developments have always adhered to the history village. Property-to-road boundary treatments also of each place. Roman roads serve as central linkage to vary from open front gardens, hedges, brick walls, grass these villages, along which are historically significant verges and stepped/raised entrance. buildings, landscape elements and open spaces, all are integral to neighbouring developments and it is It is important to retain the distinctive characteristic of important to preserve these distinctive characteristics. these streetscape elements in order to ensure strong connection of the new settlement with surrounding Within the villages an organic meandering main road villages and conservation areas. forms the central spine for each settlement, which then branches out into narrower winding secondary roads Materials and cul-de-sacs or countryside lanes. This results in a It would be crucial to take inspirations from local distinctive layout for which individual built form and material palette and detailing techniques for new the overall village is arranged. Green verges and street developments. This includes historic brick types of trees are also aligned according to this organic layout. various colours, stonework, render, slate and pantiled Revealing views into and from the conservation areas roofing techniques. are also crucial parts of the overall character. Built forms are usually facing directly onto the meandering roads Green and Blue space or lanes, several houses are offset at small angles to the Open public green spaces create focal points for road side, creating a less regimented spatial layout and settlements, with the potential to serve multiple uses variations in green verges. as well as providing a visually pleasing environment supporting health and well being of the community. Historic field boundary lines remain visible and are often These green spaces are often scattered with mature defined by hedgerows, organic tree lines and groves can trees, and surrounded by tree lines that gradually be found around edges of the villages and fade into large connect with thicker tree groves along the outskirt of open parklands and eventually the open countryside. these villages. Broad grass verges, front gardens and above ground SuDS are all unique elements to support Density biodiversity and sustainable public open space, shaping Buildings are often organised in clusters, defined by tree the distinctive characteristics of each village.

17 STAGE 1/ 2 INCEPTION - BASELINE REPORT 5. URBAN DESIGN ANALYSIS 5.1 Land Use

The majority of the study area is agricultural land, N scattered with pockets of woodland connected by organic field boundaries. Key settlements include Green and Kirk Hammerton, Whixley and Cattal villages. A large area of land is also occupied by Johnsons Nursery around Cattal rail station. Pockets of parks and public open space are interspersed within residential settlements. Business areas are located on the outskirt of Green and Kirk Hammerton with direct access to the A59 or primary roads. The roads afford key views and vistas into and out of the villages to open countryside beyond and to key features e.g. Saxon Church.

Setting of the villages is not static rather it is dynamic and changes as you move through the settlements and around the vicinity. A primary school is located within both villages, with a relatively large area of community/ recreation use in Green Hammerton, where the village hall and sport fields are located. Vegetative, wooded areas and low lying open fields spread along the River Nidd, creating an attractive landscape setting connected to a network of public right of ways.

KEY

Study Area Boundary Allotment

Agricultural Fields Leisure/ Recreation

Public Open Space Plant Nursery

Place of Worship/ Cemetery Watercourse/ Waterbody

Education Businesses

Residential/ Private Land

Woodland 10ha 0 0.5 1km Fig. 12: Land Use Analysis (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628)

18 5.2 MOVEMENT ANALYSIS

The railway line and A59 (York Road) are both major N means of transport running east/ west across the study area. The railway provides regular train services connecting Leeds, Harrogate and York through the study area. The A59 connects with the A1(M) and provides north/ south connections around Harrogate area.

Station Road connects Cattal rail station to the A59 and becomes a major gateway to the east of the study area. South of Cattal station it connects with Cattal Street and runs through the southern part of the study area to River Nidd. Station Road to the west of the study area connects with Hammerton station and is the western gateway to the study area. Parker Lane connects Kirk Hammerton and Green Hammerton villages running north/ south across the study area, then it branches into narrower meandering village streets within both villages.

There are several PRoWs surrounding and connecting the study area. Main footways run east/ west along the railway line and the A59, a series of PRoWs run north/ south across the fields around the study area.

KEY

Study Area Boundary Lane

Railway Secondary Road

'A' Road Tertiary Road

'B' Road PRoW

Primary Road 10ha Fig. 13: Movement Analysis (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628) 0 0.5 1km

19 STAGE 1/ 2 INCEPTION - BASELINE REPORT 5.2.1 LANES AND ROADS A59 (York Road) Station Road (Roman Road) 'Lane A' There are a variety of roads running through the study area, it is important to understand how these function at present and how they could be used in the future:

• A59 and Station Road are wide single carriageways connecting the study area with surrounding areas • 'Lane A' and Parker Lane are narrow lanes that meander north/ south in Green Hammerton and Cattal areas and are more rural in character • The Green in Green Hammerton and Chapel Street in Kirk Hammerton are both distinctive elements within conservation areas, providing green verges, footpaths and vegetations adjacent Aerial view Aerial view Aerial view to front gardens of historic dwellings.

5.2.2 INTRODUCTION TO ROMAN ROADS Where the A59 meets Green Hammerton, the Roman road diverges north-west, forming the central road of the village. The road continues to become what is now the B6265, which soon joins up with the adjacent Roman road. The construction of the Roman roads would undoubtedly have supported the development of the village. The bypass built in 1989 redirected traffic from the B6265 to the A59 via a shorter route, outside Hedgerow and vegetations along A59 Hedgerows and vegetations along Station Road Lane with hedgerows of the village's conservation area.

7.5m 6m 1m 3m Road Road Footpath Road

Section Section Section (Aerial Imagery © Getmapping plc and Bluesky International Limited 2018)

20 The Green Chapel Street (& Kirk Hammerton Beck) Parker Lane

Aerial view Aerial view Aerial view

Green verges and trees along The Green Green verge, vegetation and beck Vegetations along Parker Lane

10.5m 5.5m 4m 1.5m 6m 2.75m Green Verge Road Green Verge Footpath Road Beck Road

Section Section Section

21 STAGE 1/ 2 INCEPTION - BASELINE REPORT 5.3 Character areas

The study area and surrounding areas have distinctive characteristics that provide a platform for place-making N strategies for the new settlement:

1 Green Hammerton settlement Green Hammerton lies a mile north of Kirk Hammerton, majority of the village is within conservation area with distinctive architecture and landscape elements.

1 2 Kirk Hammerton settlement Kirk Hammerton lies within the plain of the river Nidd. Majority of the village is within conservation area 3 with various listed buildings and distinctive landscape elements.

3 Coney Garth Hill 4 Coney Garth Hill area includes several high points within the study area including Povidence Hill and Doodle Hills, providing a good platform of viewing opportunities to

the surrounding villages 2 6 4 Johnsons of Whixley Nursery Johnsons nursery covers a large area of farmland and 5 contrasts with the surrounding arable land.

5 Beckside This area starts from Kirk Hammerton Beck in the village and continues along a series of farmlands south of Johnsons Nursery. It also connects with ecologically distinctive landscape around Nidd Corridor.

6 Cattal Grange 10ha Majority of the land remains open countryside peppered Fig. 14: Urban Character Areas (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628) 0 0.5 1km with farmsteads and cottages. Mature trees scattered along field boundaries and small woodland clumps.

22 5.4 URBAN DESIGN ANALYSIS

Junctions where the A59 crosses Station Road, Kirk N Hammerton Lane and the B6265 are key gateways to the new settlements study area. Key crossroads and roads provide the focus for attractive villages and communities.

Junctions where the railway crosses Station Road, Parker Lane and Crooked Lane are also key gateways to and from the villages of Green and Kirk Hammerton.

Key landmarks surround the study area, including the Conservation Areas of Green and Kirk Hammerton, Providence House and Kirk Hammerton Church. Long distance views to the villages from Coney Garth, Doodle Hills and Providence Hill are also within the study area. The undulating field system and boundaries broken up by plantations provides a green patchwork, which can be cues for the new settlement fabric.

KEY

Study Area Boundary Public Greenspace

Built Form Distinctive Field Pattern

Woodland Barrier/ Sensitive Edge

Watercourse High Point

Listed Building/ Structure Gateway

Conservation Area Node/ Junction

Railway

Road

PRoW 10ha Fig. 15: Urban Design Analysis (Contains OS Data © Crown copyright and database rights 2018 Ordnance Survey 100019628) 0 0.5 1km

23 STAGE 1/ 2 INCEPTION - BASELINE REPORT Crossing point of Station road and railway line

Vegetations along Parker Lane Fields along PRoW from Green Hammerton to Whixley Cattal station building

Rapeseed field along Parker Lane Views across to fields around Whixley Footpath leading into Johnsons nursery

24 This page has been intentionally left blank

25 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6. LANDSCAPE ANALYSIS 6.1 Landscape Character

• The study area lies within two National Character N Areas; The Vale of York (28, east) is relatively flat, open and low lying land of predominantly agricultural land use. The Southern Magnesian Limestone area (30, west) is an elevated ridge comprising open, rolling arable farmland enclosed by hedgerows with plantation woodlands, historic estate properties and parkland.

• At a county level the study area lies within the Magnesian Limestone Ridge character type (6) which is a low ridge of gently rolling landform facilitating long distance views, covered by a pattern of fertile farmland and well wooded estates. It is also a corridor to the A1(M) and limestone quarries are a relatively common feature.

• The Harrogate District Landscape Character Assessment provides a more detailed breakdown of the district into 106 smaller areas, each with their own distinct character and sense of place. The detail is provided so that future development may be accommodated with the least possible harm to the character of the District, and enable development to enhance and benefit the landscape and environment (Harrogate District Landscape Character Assessment, 2004).

Both the key sensitivities and guidelines have been compiled for the six character areas around the study area. 10ha

0 0.5 1km Fig. 16: Harrogate District Landscape Character Areas (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459) Study Area Boundary

26 HARROGATE DISTRICT LANDSCAPE CHARACTER ASSESSMENT GUIDELINE SUMMARY

• Protect the setting of the villages/farmsteads, historic features and River Nidd corridor • Integrate development in the landscape, maintaining the character and respecting local vernacular • Maintain, restore and develop links across the landscape • Conserve and enhance the landscape, field patterns and woodland/tree cover

KEY SENSITIVITIES RELEVANT GUIDELINES KEY SENSITIVITIES RELEVANT GUIDELINES Hunsingore and wooded farmland Nidd Corridor

• Limited capacity to accommodate change as • To protect the setting of Allerton Park - Through • This area is sensitive to development which can • To protect and enhance the character of the this area provides the setting to Allerton Park managed woodland and tree cover which impact on the natural course of the channel. corridor - mitigate intrusive elements, support (Registered Park and Garden) which is within contributes to the setting of the park, encouraging • Future pressure for quarrying will impact native hedge planting. 2/3km of the study area. native mixes appropriate to the area, determine considerably on the tranquil character of the • To preserve vernacular style of the few built • A pleasant and attractive area but presence of important hedgerows. corridor. structures in this area - e.g. old river crossings A1(M) and golf course development has already • To conserve and enhance the diversity of the river resulted in significant changes to the setting. corridor and public enjoyment of it - Promote tree Whixley Arable Farmland planting and traditional grassland management, maintain/improve access to the riverside, restore • Rural pastoral setting of the villages are sensitive • To integrate development with landscape pattern historic routes across the river e.g. between Green to change from intensification, or change of use - Encourage native planting around the nursery sites Hammerton and Tockwith and conversion of grass fields around the area and encourage new tree planting which relates to could impact on the setting. the former Whixley hospital site. • Newer development off Gilsforth Hill (former • To protect and enhance the setting of villages/ Green Hammerton low-lying farmland Whixley Hospital) is distinct from the local farmsteads - Development should not impact on • Expansion of Green Hammerton & Kirk • To restore the diversity of landscape pattern - village character. tree cover, field or settlement pattern and where Hammerton has impacted on the character/ through hedgerow repair/management, hedgerow • The plant nursery has impacted on the it is allowed, vernacular must be respected. New sitting of the village over the years. trees, woodland management and habitat creation. landscape character and expansion could impact development must respect the local landform and • The large-scale pattern and open nature of the • To integrate development - Ensure that new further. consider the characteristic pattern of woodland landscape is sensitive to change. development maintains the rural character of the cover, careful not to isolate villages from their • Woodland blocks are an important feature area and respects the local vernacular. surroundings. which are prone to neglect and have few links • To preserve the historic fabric of the landscape • To develop links across the landscape - including between them. - Parkland character north of Green Hammerton, ways to maintain and improve the footpath network • There are few refuges for wildlife in the area due varied field patterns in the area. and encourage the creation of wildlife corridors to to lack of habitat diversity. improve diversity and enhance landscape patterns Marston Moor Drained Farmland between settlements. • Intensive agriculture and large-scale farm • To conserve and enhance the historic fabric of the Lower Nidd Grassland buildings have impacted upon the rural landscape - Reinstatement of hedges, protection of • The river corridor is sensitive to change. The • To maintain the regular field pattern - by character and historic fabric of this area (relating Historic Battlefield, character of area recognised. regular and formal field pattern and hedgerows promoting the maintenance of field patterns and to Marston Moor battlefield). • To integrate development within the surrounding are particularly important. hedgerow diversity, and researching important • The settings of Tockwith and Long Marston landscape - Development should respect the • The tended grassland landscape is sensitive to hedgerows in the area. have altered over the years with encroaching settlement pattern and be of the appropriate changes in land use and management which • To secure future of individual trees in boundaries development and loss of field hedgerows. capacity and should retain the historic setting of the may alter its appearance. • To protect vernacular and setting of buildings/ villages. • Modern housing has detracted from vernacular villages • To preserve and enhance woodland and tree cover and impacts on character of villages.

27 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6.2 GREEN and Blue INFRASTRUCTURE

6.2.1 GREEN INFRASTRUCTURE CONTEXT business parks etc. (GI valuation tool kit user guide). What is Green Infrastructure (GI) and why is it important?

The NPPF’s definition of green infrastructure defines GI Harrogate Green Infrastructure Supplementary Planning as ‘a network of multi-functional green space, urban Document (2014) and rural, which is capable of delivering a wide range of environmental and quality of life benefits for local Harrogate District contains a variety of green communities’. infrastructure assets including green wedges, parks, allotments and woodlands. The SPD recognises that Green infrastructure is the network of natural and these assets have multiple benefits such as: semi-natural features, green spaces, rivers and lakes that intersperse and connect villages, towns and cities. • Connecting green spaces and routes Individually, these elements are GI assets, and the • Improving the setting and quality of place roles that these assets play are GI functions. When • Encouraging activity and enjoyment appropriately planned, designed and managed, the • Adapting to changes in climate, flood risk and assets and functions have the potential to deliver a wide growing food locally range of benefits – from providing sustainable transport • Protecting nature and heritage links to mitigating and adapting the effects of climate • Enhancing biodiversity change. (Landscape Institute Position Statement 2013) By seeking to address these benefits through the Green Infrastructure Assets provision of good quality green infrastructure within development proposals, it will help to achieve the Green infrastructure assets range from parks and Council's corporate priorities, for instance, improving gardens, lakes and woodlands to urban interventions health and improving the attractiveness of the business such as allotments, street trees and ponds, ditches and environment. swales which may be associated with sustainable urban drainage systems. They can be specific sites at the local level or broader environmental features at the landscape scale within and between rural and urban areas such as wetlands, moors and mountain ranges. (Landscape Institute Position Statement 2013)

Assets span spatial scales and types of land use. For example, they can include woodland, water courses, amenity spaces, highway verges, parks, urban trees, private gardens, the grounds of hospitals, schools and

28 6.2.2 WIDER GREEN INFRASTRUCTURE CONTEXT N

• It is important to recognise the surrounding green infrastructure assets of the study area as they provide a wider multi-functional linked network with opportunities for biodiversity and recreation. • The Harrogate District's landscape is rich and varied, encompassing the moors in the Nidderdale Area of Outstanding Natural Beauty (AONB), cultivated farmland, parks and gardens, and river corridors. • 20% of the district is made up of grade 1 or 2 agricultural land, 6% is woodland and 5% is blanket bog. The district also includes 25 Sites of Special Scientific Interest (SSSI) covering 19288ha. • From Green Hammerton, residents are within 25km of the Moors National Park and 35km of the Yorkshire Dales. It is also located between two national trails, Dales Way and Centenary Way, although these are 40-50km away. • The corridor of the River Nidd is the most important green infrastructure asset close the the study area, which its tributaries flow into. Additionally, transport corridors such as the railway can also contribute to green infrastructure corridors forming ecological connections to the wider area.

0 5 10 20 30 40 50km Fig. 17: Wider context plan (Contains OS Data © Crown copyright and database rights 2017)

29 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6.2.3 CONNECTIONS TO SURROUNDING GREEN SPACES N

• Although there are bus routes through and around the study area, they do not go directly to any of the nearby Allerton Park, Beningbrough Park or Ribston Park. • Cattal and Hammerton railway stations provide convenient public transport links to York, Harrogate, and their associated green spaces. • York Road is a busy A road which runs through the study area. It does not have either cycle lanes or pavements for cyclists and pedestrians, meaning that the surrounding green spaces can not easily be accessed via sustainable travel. • There is one Public Right of Way (PROW) within the PROW boundary of study area, which leads towards Whixley from Green Hammerton. Although there are other PROWs surrounding the study area, they do not form direct routes to the Parks and Gardens or clear circular routes for public recreation.

Study Area Boundary

100 ha

10 ha

Fig. 18: Connections to surrounding green spaces (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459) 0 0.5 1 2km

30 6.2.4 TOPOGRAPHY N • The highest point of the study area is to the south- west of Green Hammerton. From the A59/Green Hammerton junction views are enabled towards York across the landscape. The land steadily rises to the north-west towards Whixley. • The south-western part of the study area around Cattal is the most level, from 25-40m. • Water courses form the lowest areas around the study area. Pool Beck meanders through farmland to the east leading to the River Nidd to the south-east. Providence Hill • Water collects at one of the lowest points within the study area, close the railway line along Parker Lane. Coney Garth Hill

Doodle HIlls

Study Area Boundary

10ha

Fig. 19: Topography Plan (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459) 0 0.5 1km

31 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6.2.5 LANDSCAPE TYPOLOGIES • The study area is dominated by agricultural land N (approximately 75%), many of which contribute to a network of field boundary hedgerows. Fields also act as a flood plain around the River Nidd Tributaries. • Connected to Green Hammerton Village Hall is the outdoor sports pitch which is within the study area boundary. • Woodland pockets are scattered in and around the study area but make up a small amount of the overall landscape • A distinctive feature along the roads in the area are mown green verges with hedgerows. The Green within Green Hammerton is particularly wide, a feature which has been present since at least the mid 19th Century. • Each of the three villages around the study area have allotments.

Study Area Boundary

10ha

Fig. 20: Landscape typologies (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459) 0 0.5 1km

32 Churchyard in Kirk Hammerton Private Garden Area of Standing Water

Agricultural Land Play Area and Sports Pitch in Green Hammerton Green Verge within Green Hammerton

33 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6.2.6 LANDSCAPE FUNCTIONALITY N • The current function of the landscape has been assessed and summarised below. Benefits include improving biodiversity, improving health and well- being, climate change adaptation and resilience and promoting growth and investment. • The landscape type considered to be of highest functionality is the River Nidd corridor for its ecological value, opportunities for recreation and health and well- being. • Areas of high function include public parks/gardens, green verges and the river floodplains and tributaries. As well as ecological value, benefits include: - Opportunities for health and well-being, - Opportunities for recreation - Reduced flood risk -Providing attractive places for living/working • The Green Hammerton sports/play ground has medium functionality, as although it has few ecological/ environmental benefits it provides opportunities for social interaction, heath and well-being and an attractive place for recreation. • The majority of the agricultural land is of medium functionality. Although it helps to provide an ecological network through hedgerows and an attractive place for living, there are little to no cycling/walking connections or opportunities for recreation. • Gardens of private homes have limited functionality as they have restricted value.

Study Area Boundary

10ha

0 0.5 1km Fig. 21: Existing Landscape Functionality (© Crown Copyright and Database Rights 2017 Ordnance Survey LA1000244598

34 6.2.7 ECOLOGY N • There are a number of different habitats in the area which as well as number of protected species including great crested newts, bats, baders and breeding birds. • Field hedgerows provide a fine grain green framework in and around the study area and are a key landscape feature providing habitat connectivity. Some may be protected under the Hedgerow Regulations (1997). • There are a number of Tree Preservation Orders (TPO) around the study area but only one within the boundary. • There is a pocket of ancient woodland to the north-east of Green Hammerton which is likely to be of high ecological value. • There are two Sites of Importance of Nature Conservation (SINC) within 2km of the area which may require mitigation. • To the south of Cattal within a meander of the River Nidd is Aubert Ings which is a Site of Special Scientific Interest (SSSI). It comprises an area of unimproved grassland with open access. It is likely that with a new settlement this area is at risk from increased visitor numbers and higher levels of pollution. If the new settlement proposal is to fall within certain categories, Natural should be consulted on the likely risks. To the south of the study area, this includes any residential development of 100+ houses. To the north of the study area. this includes pipelines and overhead cables, transport proposals, and large industry infrastructure.

Study Area Boundary

10ha

0 0.5 1km Fig. 22: Ecology Plan (© Crown Copyright and Database Rights 2017 Ordnance Survey LA100024459)

35 STAGE 1/ 2 INCEPTION - BASELINE REPORT 6.3 open space STANDARDS

A review of open space provision has been undertaken EMERGING POLICY and is illustrated in the table below. This gives an overview of what would be expected to be provided Harrogate District Local Plan : Publication Draft 2018 for 3000 homes. HP7: New Spo rts, Open Space and Recreation Development

New housing and mixed use developments will be required to make the following provisions which have had some alterations since the previous Local Plan:

Type Amount (Ha)* Parks and Gardens 1.06

Natural and Semi Natural Greenspaces 28.7

Outdoor Sports Facilities 8.2

Amenity Greenspace 11.5

Provision for Children and Young People 0.9

Allotments and Community Gardens 2.47

Cemeteries, Disused Churchyards and Other Burial Grounds 3.52

*Calculations based on a population of 7050 residents for 3000 dwellings (based on standard multiplier of 2.35 people per dwelling). All calculations based on this multiplier are indicative and a final figure will not be known until a detailed calculation based on the number of bedrooms proposed in a planning application is carried out.

36 This page has been intentionally left blank

37 STAGE 1/ 2 INCEPTION - BASELINE REPORT 7. transport & movement review 7.1 overview

In the New Settlement Background Paper (November 2017), Harrogate Borough Council have clearly defined N their preference for a new settlement to be created in the vicinity of Green Hammerton and Cattal, partly due to the areas convenient access to rail and bus services as well as the A59 and A1(M).

Transport &However, Movement it is Reviewclear that material improvements to

Creation of a Visioninfrastructure are required in order that sustainable

In the New Settlementtransport Background opportunities Paper (November are enhanced. 2017), Harrogate Borough Council have clearly defined their preference for a new settlement to be created in the vicinity of New Hammerton, partly due to the areasIn convenientkeeping with access national to rail and and bus local services transport as well as policy the A59 the and A1(M). However, it is clear that material improvements to infrastructure are required in order that the community that Harrogate Boroughnew Councilcommunity wish to will see isfocus delivered. on the following priorities:

In keeping with national and local transport policy the new community will focus on the following priorities:

• Priority 1 - Reduce the Need to Travel

• Priority 2 - Provide and Promote Sustainable Modes of Transport

• Priority 3 - Mitigate the Traffic Impacts of Development

The following plan shows the key transport infrastructure and constraints that exists in the vicinity of the study area.The adjacent plan shows the key transport infrastructure and constraints that exists in the vicinity of the study area.

0 0.5 1km Fig. 25: Key Local Transport Infrastructure and Constraints (Source: Vectos)

38

Ouesburn & England & Mode Difference Ribston Wales

Work mainly at or from home 15.0% 5.4% 9.6% Underground, metro, light rail, tram 0.1% 3.9% -3.8% Train 2.7% 5.2% -2.5% Bus, minibus or coach 1.0% 7.3% -6.3% Taxi 0.2% 0.5% -0.4% Motorcycle, scooter or moped 0.6% 0.8% -0.2% Driving a car or van 67.5% 57.5% 9.9% Passenger in a car or van 3.8% 5.1% -1.3% Bicycle 1.1% 2.9% -1.8% On foot 7.2% 10.7% -3.5% Other method of travel to work 0.8% 0.7% 0.1%

The key constraints include: • The A59, which acts as a barrier to movement The existing situation has led to the creation of the following transport vision for the settlement: • Safety and capacity of existing priority controlled junctions • Safety issues concerning four level crossings of the railway, with the railway line forming a barrier to movement • Poor access across the study area to existing services and facilities Strong Links to Existing • Limited public transport accessibility Communities in Order to Share Existing Facilities

These constraints are supported by Census data, which highlights how people in the local area travel compared to the national average. The data, presented in the table below, shows that local residents are much less likely to travel by public transport or other sustainable modes of transport with the car being the preferred means of transport. This reflects the rural nature of the area, the lack of local job opportunities and facilities.

Reduce the Need A New, Strong, Frequent Ouesburn & England & to Travel Through Public Transport Mode Difference the Development Sustainable Provision to Key Ribston Wales of New Facilities Community Destinations Work mainly at or from home 15.0% 5.4% 9.6% Underground, metro, light rail, tram 0.1% 3.9% -3.8% Train 2.7% 5.2% -2.5% Bus, minibus or coach 1.0% 7.3% -6.3% Taxi 0.2% 0.5% -0.4% Motorcycle, scooter or moped 0.6% 0.8% -0.2% Driving a car or van 67.5% 57.5% 9.9% Mitigate Traffic Passenger in a car or van 3.8% 5.1% -1.3% Impacts and Bicycle 1.1% 2.9% -1.8% Severence On foot 7.2% 10.7% -3.5% Other method of travel to work 0.8% 0.7% 0.1%

Fig. 26: Local Travel Census Data (Source: Vectos) Fig. 27: Transport Vision (Source: Vectos) The existing situation has led to the creation of the following transportStrong vision for the Links settlement: to Existing Communities

Strong Links to Existing Communities in Order to Share Existing Facilities The study area includes within it the existing communities of Green Hammerton and Kirk Hammerton as well as a number of more isolated communities including around . It will be 39 STAGE 1/ 2 INCEPTION - BASELINE REPORT essential to ensure that both existing and proposed facilities are accessible to all local residents in Reduce the Need A New, Strong, Frequent to Travel Through Public Transport the Development Sustainable Provision to Key of New Facilities Community Destinationsorder to minimise the need to travel away from the new community.

Mitigate Traffic Impacts and Severence

Strong Links to Existing Communities

The study area includes within it the existing communities of Green Hammerton and Kirk Hammerton as well as a number of more isolated communities including around Cattal railway station. It will be essential to ensure that both existing and proposed facilities are accessible to all local residents in order to minimise the need to travel away from the new community. 7.2 STRONG LINKS TO EXISTING COMMUNITIES

7.2.1 PEDESTRIAN WALKING ACCESSIBILITY The study area includes within it the existing N communities of Green Hammerton and Kirk Hammerton as well as a number of more isolated communities including around Cattal railway station. Whilst the new settlement will provide a better range of facilities than those currently on offer in the area, it would be beneficial if both existing and proposed facilities are accessible to all local residents in order to minimise the need to travel away from the new community.

The adjacent plan shows suitable walking distances from existing facilities: • Walking neighbourhoods are characterised by a range of facilities within 800m • A 2km walk is the preferred maximum walking distance to commuting or school trips • A 1.2km walk is the preferred maximum walk to other destinations

0.5 1km Fig. 28: Pedestrian Walking Accessibility (Source: Vectos) 0

40 7.2.2 5KM CYCLE ACCESSIBILITY Cycling should be a very popular mode of transport for journeys under 5 km’s. This is supported by the local topography, which is relatively flat.

Key Constraints to Access Local Communities: • Barriers to movement, including the A59 and railway line • Walking distances to existing facilities too far, particularly from the west • Limited facilities within the existing communities • Lack of cycle infrastructure and cycle parking

Opportunities for Improving Links to Local Communities: • High quality, direct pedestrian and cycle routes • Secure cycle parking at key destinations • Well-designed cycle and pedestrian bridges across the railway line, if necessary • Consideration of A59 corridor, including potential crossings or realignment

1 2km Fig. 29: 5km Cycle Accessibility (Source: Vectos) 0

41 STAGE 1/ 2 INCEPTION - BASELINE REPORT 7.2 STRONG LINKS TO EXISTING COMMUNITIES

7.2.3 REDUCING THE NEED TO TRAVEL THROUGH NEW FACILITIES N The following requirements have been identified: • 2 new primary schools • Expansion of secondary education facilities and capacity at Boroughbridge • Expansion of healthcare facilities at Green Hammerton • Local centre consisting of commercial development; • Community hub.

These will need to be located such that the facilities will provide maximum benefit to future residents whilst also providing enhanced facilities for existing residents. Key Constraints to Reduce the Need to Travel: • Limited existing services including gaps in on-site provision including convenience retail and secondary school; • Poor distribution of facilities across the study area, reflecting the underdeveloped nature of much of the land; and • Limited bus services, pedestrian and cycle infrastructure.

Opportunities to Reduce the Need to Travel: • Provision of additional facilities across the site to serve existing and future residents; • Provision of high quality, direct walking and cycle infrastructure to link the settlement together without the need for using a car; • Enhanced public transport facilities to ensure that facilities not provided on-site can easily be reached Fig. 30: Existing Public Transport Accessibility Catchments (Source: Vectos) by non-car modes of transport. 0 0.5 1km The plan above highlights that there are significant parts of the study area that fall outside of a reasonable walking distance to either a bus stop or rail station.

42 7.2.4 PUBLIC TRANSPORT IMPROVEMENTS The focus for public transport provision will be the However, further improvements in relation to rail service that operates between Leeds and York, passenger facilities should also be considered within the which stops at a number of local destinations as well framework, such as enhanced waiting areas, seating and as Knaresborough and Harrogate. This service usually passenger communications. In addition, it is expected operates with an hourly frequency. Increasing this to a that significant increases in cycle and car parking will be 30 minutes frequency at all times is critical. required, not only to cater for the new settlement but also the latent demand from elsewhere. Bus services are limited, although the route No’s 22/23 provide a combined 2 hourly service between York and Focusing development around a station puts it in Harrogate via Boroughbridge, Ripon and Knaresborough. the most accessible location in terms of access to Whilst the service is infrequent, the service provides jobs. However, the railway line itself acts as a very access to many local destinations that are not accessible strong barrier to movement and an increase in car and by rail, in particular Boroughbridge which provides pedestrians trips across the current level crossings will secondary education. Again, the frequency of this likely result in the need for new infrastructure and the service needs to be improved. potential closure of the level crossings. The significant cost involved may influence the framework, and further There are also opportunities to promote or enhance discussions are to be held with and the use of the Poppleton Park and Ride service, which Northern Rail to establish what improvements can be provides an alternative route into York. delivered as part of the settlement.

The train service is one of the key drivers for the location of the settlement in this area and it is essential that the benefits are maximised. This will only occur if material improvements are made to the service, both in terms of service frequency and capacity.

Funding is in place and schemes are being developed to enhance the line and signalling infrastructure to ensure that two trains can be provided every hour.

43 STAGE 1/ 2 INCEPTION - BASELINE REPORT 7.2 STRONG LINKS TO EXISTING COMMUNITIES

7.2.5 PUBLIC TRANSPORT ACCESSIBILITY (60 MINUTE CATCHMENT) TRACC software has been used to establish public transport catchments from Cattal Station, the centre of Green Hammerton and the centre of Kirk Hammerton.

These plans highlight that the study area benefits from a number of public transport services that go to places that residents want to travel to within an hour. Overall, the catchment provides access up to 150,000 jobs, with the best accessibility being around the railway stations. However, the three catchment plans highlight that accessibility is uneven across the study area and that additional bus stops should be provided, as well as direct pedestrian and cycle links to the railway stations. Fig. 31: Cattal Public Transport Accessibility (60 minute Catchment) (Source: Vectos) Fig. 32: Green Hammerton Public Transport Accessibility (60 minute Catchment) (Source: Vectos) Key Public Transport Constraints: • Limited train service frequency during off-peak periods; • Limited facilities at stations including car/cycle parking; • Infrequent bus services and limited bus stop provision to the south and west of the study area; • The cost associated with funding significant improvements to train and bus services.

Opportunities for Improving Public Transport Infrastructure: • Increase train frequency to 30 minutes during all • Provide additional bus stops to areas of poor hours of operation; accessibility and to at least one train station; • Improve frequency of bus services including the No. • Enhance facilities at rail stations including car and 22/23; cycle parking; Fig. 33: Kirk Hammerton Public Transport Accessibility (60 minute Catchment) (Source: Vectos) • Ensure good level of bus service to Boroughbridge • Liaise with network rail regarding existing level and secondary education from across the crossing facilities, their requirements for closure and settlement; replacement infrastructure.

44 7.3 Mitigate Traffic IMpacts

Harrogate BC and other parties including Highways England and North Yorkshire CC have tested the future operation of the network. As a result, Harrogate BC have a package of highway improvements that are considered appropriate to mitigate the development of a new settlement within the study area as well as other housing sites. The adjacent plan shows the location of these mitigation schemes.

Initial consideration has been given in relation to how the site could be accessed. It is generally felt that the provision of roundabout junctions would provide the best solution, as they would assist drivers when leaving the settlement and would not entirely halt the flow of through traffic.

The A59 may need to be dualled between the site and the A1(M) in order to provide sufficient capacity after the current local plan period. There is an aspiration for this dualling to extend to York. The design, funding and timing of these works are yet to be determined. Furthermore, the A59 could be diverted south within the study area in order to make a larger development parcel to the north. These options should be considered further through the masterplan process.

Highways England have been completing a number of improvement options for Junction 47 of the A1(M). There are already funded schemes in place associated with the consented Flaxby employment development and a Local Enterprise Fund scheme that successfully gained Local Growth Fund money.

It will however be necessary to provide further improvements to ensure Fig. 34: Key Junction and A59 Improvements (Source: Vectos) 0 0.5 1 2km that the Local Plan can be delivered.

Harrogate BC are currently in the process of calculating cost estimates for the above schemes and establishing a methodology to proportion costs across potential allocated sites, based upon each site’s impact. Their preference is to proportion whole schemes for implementation by an allocated site rather than to collect shared payments.

45 STAGE 1/ 2 INCEPTION - BASELINE REPORT 7.3 Mitigate Traffic IMpacts

Key Traffic Constraints: • Traffic flow on A59 makes it difficult to access study area using existing junctions • A59 creates a north-south barrier to movement • Studies have shown improvements required to Junction 47 of the A1(M) and other key junctions on the local highway network, at significant cost • Level crossings across railway create barrier to land to the south

Opportunities for Mitigating Traffic Impacts: • Provide roundabout junctions to assist both development and through traffic • Develop funding strategy to ensure suitable regime for sites • Consider dualling of the A59 including timing and funding streams • Consider diverting the A59 to the south in order to remove it as a barrier to development to the north of the study area, if required • Potential to close level crossings and provide vehicular bridges to access land to the south

46 This page has been intentionally left blank

47 STAGE 1/ 2 INCEPTION - BASELINE REPORT 8. flood risk, Drainage, services review 8.1 Flood Risk

8.1.1 HARROGATE BOROUGH COUNCIL LEVEL 1 There are six locations across the Harrogate district that Appendix B of the SFRA contains a Local Plan Site 8.1.3 THE ENVIRONMENT AGENCY STRATEGIC FLOOD RISK ASSESSMENT (SFRA) potentially could be safeguarded from development, in Assessment schedule, which assigns one of the above The Environment Agency (EA) would typically refer A review of the aforementioned document has been order to provide flood storage. These areas include sites recommendations to various sites across Harrogate. to the LLFA and IDB, and so have not been contacted carried out in order to identify any constraints / flood in Knaresborough, Follifoot and Weeton. None of these All of the sites within Cattal, Green Hammerton at this stage. Any site adjacent to a main river may risk issues that could affect future development(s) in the areas are within, or within close proximity to the Study and Kirk Hammerton have a recommendation of D require liaison with the EA as part of a site-specific Study Area. The Study Area is defined in the Emerging Area. or E with the exception of two sites in Cattal which Flood Risk Assessment. The EA hold flood level data for Constraints Plan which accompanies this document. have the recommendation C. There are no sites in many of the main rivers and watercourses throughout The Harrogate Borough Council Level 1 Strategic Flood The SFRA sets out 5 different recommendations these areas that are recommended for withdrawal, or the UK. It may be a requirement of a site-specific FRA Risk Assessment was carried out by JBA Consulting (for development), based on site-specific flood where the Exception Test is required due to the flood to review these levels where available to ensure they in September 2016 and updates the previous Level characteristics: characteristics of the site. do not present an inappropriate level of risk to the 1 assessment published in 2010. This update allows development site. There is one portion of the Area of Harrogate Borough Council (HBC) to initiate the Recommendation A- Consider withdrawal of site, due 8.1.2 INTERNAL DRAINAGE BOARDS Study that is within 200m of the River Nidd. This area is sequential risk-based approach to the allocation of land to proportion (>10%) of site in Internal Drainage Boards (IDB) are public bodies that located north of York Road, with it’s eastern boundary for development. Flood Zone 3b. manage water levels for agricultural and environmental running parallel to Pool Lane. needs in specific areas on the UK. These areas are known The National Planning Policy Framework (NPPF) states Recommendation B- Exception Test required, due to as Internal Drainage Districts (IDD). For any proposed A review of the EA online Flood Maps for planning that Local Plans should be supported by a SFRA, with proportion (>10%) of site in surface water discharge to a watercourse within an IDD, identifies areas of Flood Zone 3 near parts of the Area the SFRA used to ensure development(s) are located in Flood Zone 3a. the appropriate IDB would need to be consulted as part of Study. All of these Flood Zone 3 areas are associated areas of low flood risk. of the planning and development process. with a watercourse / river. Any potential development Recommendation C- Consider Site Layout and Design, areas that proposed to discharge surface water directly There are a number of historical flooding incidents due to proportion (<10%) of site The York Consortium of IDBs has confirmed that they to a watercourse /river that is within Flood Zone 3 identified in the SFRA, via data from HBC. Although in Flood Zone 3a or 3b. would like to be consulted for any proposed surface immediately downstream of the potential development there are no dates associated with these incidents, they water discharges to Pool Beck. Pool Beck is a tributary of site is likely to come under more scrutiny at the do provide an indicator of where significant flooding Recommendation D- Development could be allocated the River Nidd and is located east of the Area of Study planning stage than an area that looks to discharge to incidents have occurred in the past. Kirk Hammerton is subject to a site-specific Flood (refer to Emerging Constraints Plan). Any discharges a watercourse that is within Flood Zone 1 immediately referenced as having a historical fluvial (river) flooding Risk Assessment, for site within which outfall directly to the River Nidd fall under the downstream of the potential development site. this incident(s). The source of this flooding was the River Flood Zone 2, where jurisdiction of Harrogate Borough Council, and therefore potential constraint is illustrated on the Emerging Nidd which is located to the south and east of Kirk recommendations A to C do not they should be consulted, under their role as the Lead Constraints Plan. Hammerton and Green Hammerton. This flooding is apply. Local Flood Authority (LLFA) and Consenting Body. consistent with the Environment Agency online Flood Map for Planning. This map identifies areas of Flood Recommendation E- Site should be allocated on flood Zone 3 associated with the River Nidd. These areas risk grounds subject to having been plotted on the Emerging Constraints Plan consultation with the Local and show no areas of Flood Zone 3 encroaching within Planning Authority / Lead Local the Study Area. Flood Authority. This recommendation applies to sites entirely within Flood Zone 1.

48 8.2 Drainage

8.2.1 SURFACE WATER ATTENUATION PARAMETERS 8.2.2 GREENFIELD RUNOFF RATE One clear constraint to any proposed development in As discussed above, the greenfield runoff rate for the the vicinity of Green Hammerton / Kirk Hammerton development will help to set the attenuation volumes. will be the land take required for providing the surface The lower the rate, the more attenuation is required. water attenuation, in order to provide a drainage system Using Micro Drainage Source Control software, The which discharges surface water from the development Institute of Hydrology Report 124: calculating Rural at a controlled rate. A high level estimate has been Runoff has been used to derive the greenfield runoff calculated based on the following criteria for the rate. proposed development associated with up to 3000 new The parameters for calculating this are as follows; plots within the study area is as follows: • A reasonable assumption has been made regarding • Attenuation required for 3,000 new homes. the proportional of development areas that will Including employment areas, 1 local centre building, consist of permeable surfaces such as gardens and 2 primary schools, and associated public open space landscaping (including pitches). • Attenuation to accommodate storm events up to • For all permeable surfaces including areas of pubic and including the 1 in 100-year peak storm event open space, a runoff coefficient of 0.3 has been with climate change applied. applied. This means that for every 10 hectares of • Attenuation to ensure the maximum allowable impermeable area within a development, 3 hectares flow rate from the development site(s) shall not have been added to the overall contributing area to be exceeded. This rate would be agreed with the attenuation. This is based on the fact that the the Lead Local Flood Authority and/or the Local majority of surface water generated on permeable Water Authority on site-specific basis. For now, surfaces will drain to ground, not to the proposed the greenfield runoff rate (defined as QBAR) for drainage infrastructure the development area(s) will be taken as being the maximum allowable runoff rate for the • The potential to use infiltration as a SuDS technique development. This is in line with National Planning has not been considered. This provides a robust Policy Guidance. estimate, and assumes a worst case scenario for infiltration potential, i.e. there is no potential for infiltration to ground via SuDS techniques.

The greenfield runoff rate calculated for the above mentioned development is 488.5 litres per second, which for the scale of this development equates to 3.86 litres per second per hectare.

49 STAGE 1/ 2 INCEPTION - BASELINE REPORT The land take required has been estimated at 71,200m2 (7.12 hectares). This area will be split proportionally over however many individual settlements the 3000 plots are split over. For example, if the 3000 plots (and all associated non-residential buildings) are split equally over 4 individual settlements (500 plot settlement), each settlement would require a land take of 17,800m2.

To provide a visual aid as to what a 17,800m2 attenuation pond looks like in proportion with the 8.2 Drainage settlement area it would serve, the following diagram shows this pond area within the approximate 500-plot settlement area, in a specific area of the Area of Study;

8.2.3 ESTIMATED LAND TAKE FOR REQUIRED 8.2.4 SUMMARY (FLOOD RISK AND DRAINAGE) N ATTENUATION Based on all the above information, Micro Drainage The HBC Level 1 SFRA shows there are no significant Source Control Software has been used to provide a constraints to the Study Area from a flood risk point of Area of Study quick storage estimate for the amount of attenuation view. Any development areas where there is minimal required to attenuate development to 488.5 litres per Flood Zone 3 areas, the site layout and design needs to second. The estimate is 17,000m3 cubic metres. Above take this into consideration. For example, by ensuring no ground attenuation features (such as attenuation ponds development building or emergency access routes are and detention basins) are preferred to below ground located within the Flood Zone 3 areas. attenuation (such as tanks and cellular storage) from a SuDS point of view. In order to determine a estimate for Based on the issues set out in the above paragraph the land take required to accommodate 17,000m3, it is relating to potential developments areas discharging assumed the attenuation storage will be provided in the to a Flood Zone 3 watercourse, it would be prudent form of attenuation ponds with a depth of 1.2m, and where possible to locate development away from side slopes at 1 in 3 gradients. A 5-metre buffer zone has these areas. If this is not possible, it does not mean also been included within the land take. development will not be permitted (as demonstrated Area to accommodate 750 plots. by the recommendation types within the SFRA), it just Surface Water Attenuation land take estimate. The land take required has been estimated at 71,200m2 means a more detailed liaison with the Lead Local Flood (7.12 hectares). This area will be split proportionally over Authority and potentially the EA may be required. however many individual settlements the 3000 plots are split over. For example, if the 3000 plots (and all 10ha associated non-residential buildings) are split equally 0 0.5 1km Fig. 36: Flood Risk Area of Study (Source: Vectos) over 4 individual settlements (500 plot settlement), Refer to Section 8.0 Appendices for further information on how the aforementioned figures have each settlement would require a land take of 17,800m2. been derived.

To provide a visual aid as to what a 17,800m2 attenuation pond looks like in proportion with the Summary (Flood Risk and Drainage) settlement area it would serve, the following diagram shows this pond area within the approximate 500-plot The HBC Level 1 SFRA shows there are no significant constraints to the Study Area from a flood risk point of view. Any development areas where there is minimal Flood Zone 3 areas, the site layout and settlement area, in a specific area of the Area of Study. design needs to take this into consideration. For example, by ensuring no development building or emergency access routes are located within the Flood Zone 3 areas. Refer to Section 8.0 Appendices for further information on how the aforementioned figures have been derived. Based on the issues set out in the above paragraph relating to potential developments areas discharging to a Flood Zone 3 watercourse, it would be prudent where possible to locate development away from these areas. If this is not possible, it does not mean development will not be permitted (as demonstrated by the recommendation types within the SFRA), it just means a more detailed liaison with the Lead Local Flood Authority and potentially the EA may be required.

50 8.3 Services review

There are a number of utility providers that have 8.3.1 GAS (NORTHERN GAS NETWORKS – NGN) 8.3.3 ELECTRICITY (NORTHERN POWERGRID) 8.3.5 SURFACE WATER SEWERS (YORKSHIRE WATER been identified as having potential services located There are no connections from NGN’s network to Northern Powergrid (NP) existing plans show they – YW) in the Study Area. These are listed in the Section 8.0 existing settlements east of the A1. One solution to this have services within the area of study (both north and There are no public surface water sewers in the area Appendices. A copy of all the services records received issue would be to connect via new infrastructure to the south of the A59). A new sub-station / substations will of study. The preferred methods of conveying surface to date are also included within the appendices. existing gas infrastructure network that currently serves almost certainly be required to accommodate the new water runoff from any development site within the area York. This will involve major costs and lead times and development(s) proposed. How this substation is then of study will be either via infiltration techniques, or The Harrogate District Local Plan: New Settlement would require crossing of the River Nidd. connected to the existing electricity infrastructure will discharging at a controlled rate to a local watercourse/ Background Paper (published November 2017) includes entail logistical constraints and significant costs. Any ditch. There are a number of potential watercourse details of an Infrastructure Capacity Study. Part of this A second solution would be to connect via new existing overhead powerlines within a development discharge points throughout the area of study, therefore study was to assess three potential growth options; infrastructure to the existing gas infrastructure that footprint may also require diversionary works. the lack of surface water public sewers is not seen as a currently serves Harrogate. This would also involve significant constraint to development. • Scenario 1 – concentrating growth in the main urban major costs and lead times and would require crossing 8.3.4 FOUL SEWERS (YORKSHIRE WATER - YW) areas with urban extensions to Harrogate. of the A1. YW plans indicate existing foul sewers located in the 8.3.6 TELECOMMUNICATIONS • Scenario 2 – growth concentrated on the key public area of study, including within Kirk Hammerton Lane, A number of telecommunication service providers transport corridors with major development around The issues for both options are not considered to be Station Road (West) and Gilsthwaite Lane. There is a are present within the area of study (see Section 8.0 Green Hammerton. insurmountable from a capacity point of view. The waste water treatment works in Kirk Hammerton (off Appendix). Overhead apparatus spans most of the • Scenario 3 – new settlement at Flaxby, with less main issue for both options would be how the new gas Crooked Lane / Station Road) that serves the area. area with underground spurs branching off overhead growth in Harrogate and Knaresborough. infrastructure required would be funded and delivered. equipment in built up areas and along existing roads/ It is unlikely that the existing foul water drainage lanes. Underground apparatus would typically be Key details regarding infrastructure capacity are 8.3.2 GAS (CADENT GAS) infrastructure (in particular the treatment works) in the present along major infrastructure routes. Rail discussed in the New Settlement Background Paper Cadent Gas (formerly National Grid) have a National area can accommodate 3000 additional homes, without infrastructure typically includes telecommunication for all three scenarios, although Scenario 2 is identified High-Pressure (NHP) Gas Main indicated on their significant upgrades being undertaken on the existing routes, an existing ducting corridor runs east to as the preferred growth strategy. Therefore the below records, which bisects the westernmost portion of the foul water infrastructure and/or treatment plant. The west through the area of study parallel with rail points are related only to Scenario 2. area of study (in between Scate Moor Lane (North) main constraints associated with this requirement is infrastructure. It is likely that some telecommunication and Oxmoor Lane (South). NHP mains typically have how the new treatment/infrastructure required would providers are using existing ducts in this corridor. large easements, the extent of which would need to be be delivered and funded. confirmed by Cadent. Providing a connection from any Implications for the concept framework include: development areas east of this NHP gas main would • Gas main easement involve similar costs and lead time constraints as per set • Assumed feasibility of placing power cables out for Northern Gas Networks. underground • Assumed feasibility of placing roads and green spaces over sewers, water and gas pipelines

51 STAGE 1/ 2 INCEPTION - BASELINE REPORT 8.4 emerging constraints Notes: 1. EXTENTS OF FLOOD ZONES IS APPROIXMATE ONLY AND IS BASED ON THE ENVIRONMENT AGENCY ONLINE FLOOD MAPS FOR PLANNING. 2. LOCATION OF EXISTING SERVICES HAS BEEN APPROXIMATED BASED ON THE LATEST PDF PLANS RECIEVED FROM THE NEW ROAD Notes: SERVICE PROVIDERS. 1. EXTENTS OF FLOOD ZONES IS APPROIXMATE ONLY AND IS WHIXLEY BASED ON THE ENVIRONMENT AGENCY ONLINE FLOOD MAPS KEY: FOR PLANNING. BROAD LOCATION FOR GROWTH BOUNDARY NETWORK RAIL RAILWAY TRACK 2. LOCATION OF EXISTING SERVICES HAS BEEN APPROXIMATED ENVIRONMENT AGENCY FLOOD ZONE 3 BASED ON THE LATEST PDF PLANS RECIEVED FROM THE ENVIRONMENT AGENCY FLOOD ZONE 2 NEW ROAD AREAS WITH HIGH RISK OF SURFACE WATER FLOODING SERVICE PROVIDERS. WATERCOURSE / TRIBUTARY YORKSHIRE WATER PUBLIC SEWER (FOUL) EX W YORKSHIRE WATER PUBLIC WATER MAINS EX HP CADENT GAS LTD STRATEGIC HIGH PRESSURE GAS MAIN

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

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

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

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

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

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

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

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

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

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

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

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

E

X

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

SKATE MOOR LANE X

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

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

GARTH FIELD H

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

GARTH FIELD THIS AREA A CHALLENGE.

P 4 THERE ARE SERVICES RUNNING THROUGH H

E HIGH CONEY KIRK HAMMERTON KIRK HAMMERTON LANE HAMMERTON KIRK

X POOL LANE X BECK

GARTH FIELD E

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

EX H

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

H HOUSE H COTTAGE X

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

NORTH FIELD THE STUDY AREA. EASEMENT WIDTH UNKNOWN. GILLESPIES

P H

EXISTING PLANS OF THE GAS MAIN SHOW A 40m X

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

THE EASEMENT. THIS CORRIDOR IS SHOWN ON P Green Hammerton

HILLS H

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

FALLS WITHIN 400m OF THE GAS MAIN, CADENT GAS

P H

MUST BE INFORMED. CONFIRMATION OF X

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

CATTAL UNDERTAKEN AS PART OF THE FUTURE DESIGN STREET HAMMERTON 1:5000 at A0 TRAIN STATION DRAWN: CHECKED: DATE: PROCESS. JC PB June 2018 6 ONLINE SOIL MAP (SEE TABLE A) DETAILS INDICATE CROOKED IMPEDED DRAINAGE IN THIS REGION. THIS MAY LANE transport planning specialists LIMIT THE USE OF INFILTRATION SuDS TECHNIQUES GILSTHWAITE LANE STEPHENSONS FOR ANY DEVELOPMENT IN THIS AREA. 3rd Floor Oxford Place, 61 Oxford Street, Manchester, M1 6EQ LANE Fig. 37: Emerging Constraints Plan (Source: Vectos) 0 0.5 1km 0161 228 1008 e: [email protected]

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

IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT. E REFER TO TABLE A CONSTRAINT 6 SEE TABLE B. 52

SEWAGE WORKS

P

H X

E Draft

P

H

X

E

P

H

X E

RIVER NIDD

P H KIRK HAMMERTON

X BECK E

P PLANETREE LANE

H

X E

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

P COAT REV. DETAILS DRAWN CHECKED DATE H COTTAGE

X CLIENT: E

GILLESPIES

P

H

X E

ROMAN ROAD PROJECT:

P Green Hammerton

H

X E

DRAWING TITLE:

P

H X

E Emerging Constraints Plan

SCALES: 1:5000 at A0

DRAWN: CHECKED: DATE: JC PB June 2018

transport planning specialists

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

DRAWING NUMBER: REVISION:

NOTE: THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN VECTOS (NORTH) LTD. VD18731-SK-01 B IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT. This page has been intentionally left blank

53 STAGE 1/ 2 INCEPTION - BASELINE REPORT 9. property market review 9.1 Executive Summary

9.1.1 LAND PROMOTERS N There are two land promoters actively pursuing KEY development within the broad location for growth. Study Area Boundary Commercial Estates Group submitted a planning Site Promoter 1 (Oakgate) application in June 2018 for the development of Site Promoter 2 (CEG) 175.3 hectares of land at Green Hammerton and Kirk Hammerton. Oakgate Group Plc intend to submit a planning application in July 2018 for the development of some 166 hectares of land centred around Cattal Railway Station.

Both land promoters purport that they could deliver the Council’s policy requirements for a minimum of 3,000 housing units, provision of employment space, on site education, health, retail and community facilities and the provision of a local centre thereby meeting the requirements detailed in Local Plan Publication Draft Policy DM4, 2018.

10ha Fig. 38: Local Area Site Promoters Allocation Plan 0 0.5 1km

54 9.1.2 SITE OWNERSHIP N The broad area for growth is made up of multiple, private land ownerships (as indicated by the various colours in Fig. 39*) and spans from Cattal and Thornville to the west through to Green Hammerton and Kirk Hammerton to the east comprising some 550 hectares. The majority of the land is in agricultural use, with the exception of Johnsons of Whixley, a horticultural nursery which is a well-established family business that has been operating from the area for almost 100 years. The business employs circa 100 full time staff and 75 seasonal staff.

We understand that Johnsons of Whixley would benefit from relocating from their principal site at Newlands which has a sloping topography, to an alternative flat site, thereby allowing mechanisation of their business operations and consolidation of multiple premises onto one site.

* Individual land ownership boundaries and thus the overall study area boundary may change subject to further information to be provided. 10ha Fig. 39: Local Area Land Ownership Allocation Plan 0 0.5 1km

55 STAGE 1/ 2 INCEPTION - BASELINE REPORT The Cushman & Wakefield Residential Market Commentary (March 2018) reports, Q4 2017 witnessed the highest number of English new home completions in a quarter for ten years, with just under 47,000 completions. This brings the total number of new homes built in England during 2017 to 163,240, which is the highest in ten years.

In terms of demand and prices, the rate of English New Home price inflation is currently running at nearly twice that of the second hand market, finishing 2017 8.5% up for the year, compared with 4.6% for existing housing stock.

3.2 UK Mortgage Market

In respect of the UK mortgage market, latest data from UK Finance showed a small uptake in lending to first time buyers. Loans issued increased 4% from the preceding month, and relatively minor increase of 2% from February 2017. Lending levels for Buy-To-Let (BTL) house purchase have still not recovered from the introduction of the 3% surcharge on second home purchase, and were 7% down month-on- month, and 9% down year-on-year. The headline figures in March showed positive developments leading to more normal economic conditions.

3.3 Local Housing Market

We have analysed HM Land Registry average house price trends for all property types since May 2013 in York, Harrogate and Leeds. Figure 1 illustrates that Harrogate, York and Leeds have all seen a steady rise in house prices since May 2013, however Harrogate consistently outperforms both Leeds and York in terms of achieved sales prices. The data includes both new build and non-new build house sales and Illustrates that average house prices have risen from £225,389 in May 2013 to £279,280 in March 2018. 9.1.3 LOCAL HOUSING MARKET In order to make an indicative assessment of housing Figure 1: Average house prices for all property types May 2013 to May 2018 demand within the market area surrounding Green Average house prices for all property types May 2013 to May 2018 Hammerton, an assessment of current activity has been £350,000 undertaken, focusing on the local markets including Harrogate, York and Leeds. The market areas have been £300,000 selected as they provide the most substantial evidence to inform our opinion. The subject area will create a £250,000 new marketplace within the surrounding towns and cities, and it is therefore important that we consider the £200,000 respective marketplaces. £150,000 Harrogate, Leeds and York have observed a steady rise in house prices since May 2013 with Harrogate £100,000 consistently outperforming Leeds and York. HM Land Registry data indicates that average house prices for £50,000 all property types in Harrogate have risen by 24% from £225,389 in May 2013 to £279,280 in March 2018. The £0 average house price in the Harrogate Borough in March Jul-17 Jul-16 Jul-15 Jul-14 Jul-13 Jan-18 Jan-17 Jan-16 Jan-15 Jan-14 Mar-18 Mar-17 Mar-16 Mar-15 Mar-14 Nov-17 Nov-16 Sep-17 Nov-15 Sep-16 Nov-14 Sep-15 Nov-13 Sep-14 Sep-13 May-17 May-16 May-15 May-14 2018 was a 2.2% increase on March 2017. Average May-13 house prices in the borough are not only significantly York Harrogate Leeds higher than neighbouring areas, but also higher than Source: HM Land Registry average house price values across North Yorkshire Fig. 40: Average house prices for all property types May 2013 to May 2018 (Source: HM Land Registry) (£217,967) and the nation as a whole (£224,144).

Furthermore there is consistently good buyer activity across all price brackets in the borough, with the GREEN HAMMERTON - NEW SETTLEMENT CONCEPT FRAMEWORK I C&W I 2 strongest market activity between £200,000 and £400,000 where 292 of 560 currently advertised properties are Sold Subject to Contract.

Harrogate has also outperformed York and Leeds in terms of achieved new build house prices since 2013, with current (2018) average values for new build properties being £402,535, £245,832 and £247,500 respectively.

56 9.1.4 SALES REVENUES Figure 2: Average property values new build – all property types Harrogate, York, and Leeds We have analysed achieved new build sales revenues and sales rates from various developments in North Average property values new build - all property types Yorkshire to determine appropriate revenues for the £500,000 broad location for growth. The developments analysed £450,000 include a range of house types, development layouts, £400,000 market areas and specifications with revenues ranging £350,000 from £275 per sq ft to £341 per sq ft, and an average achieved sales revenue of £308 per sq ft. Our evidence £300,000 indicates strong local market conditions and relatively £250,000 consistent and high levels of buyer activity. £200,000

£150,000 We have also undertaken an assessment of achieved sales revenues of second hand properties within one £100,000 mile from the centre of Green Hammerton, which £50,000 indicate sales revenues of between £224 and £348 per £0 sq ft, with the average achieved revenue of £273 per sq Harrogate York Leeds ft. 2013 2014 2015 2016 2017 2018

9.1.5 KEY MARKET DRIVERS Source: HM Land Registry Fig. 41: Average property values new build – all property types Harrogate, York and Leeds (Source: HM Land Registry) There are traditionally a number of factors that can impact on the achieved price of residential property. Some of these price factors are fixed, such as geographical features like the proximity to water, and some can be manipulated so as to potentially maximise revenues on proposed new build schemes, like product • Quality of education provision mix of housing sub-markets within the development. mix, design and specification. Key market drivers • Design and specification of individual houses and Including: include: private gardens • Impact of affordable housing on market sales • A range of house types from one bed to five bed • Proximity to employment opportunities /commuter • Proximity to amenities and or geographical features properties links is the single biggest driver of residential • Housing product mix • Private rented accommodation property price • Branding, presentation and marketing • Retirement housing • The “water” premium is well publicised and means • Executive housing that homes located adjacent to, or benefiting from, 9.1.6 SUB-MARKETS • Self-build/Custom Build homes views over water will attract a premium in excess of Due to the scale of the broad location for growth, the established comparable market we suggest that there is potential to accommodate a

57 STAGE 1/ 2 INCEPTION - BASELINE REPORT

NEW SETTLEMENT CONCEPT FRAMEWORK I C&W I 14 9.1.7 DELIVERY RATES AND PHASING 9.1.9 COMMERCIAL PROPERTY MARKET to 10,000 sq ft. Lidl’s site requirements include out of within the new community creating a full range of We suggest that the broad location for growth is Policy DM4: Green Hammerton / Cattal Broad Location town locations, ideally with main road frontage with house types. The delivery of high-value units to at the capable of being delivered through two to three for Growth includes the provision of five hectares of easy access and strong pedestrian and traffic flow. Lidl beginning of the development will be required to create developer outlets at a rate of three to four sales per employment land to provide a mix of employment uses. supermarkets range between 14,000 and 26,500 sq a desirable sense of place. month per outlet. This will achieve a delivery rate of The policy also provides for the inclusion of on-site ft with site requirements of 1.5 acres for stand-alone up to 140 units per annum (inclusive of private and education, health, retail, community and other services stores or up to four acres for a store within a mixed In summary, our key findings and property market affordable dwellings). It should be noted that the timing and facilitates and a local centre of suitable scale to use development, which would include other retail/ assessment are: of the delivery of these units is subject to the phasing of meet residents’ day to day needs. commercial units. infrastructure, availability of land and viability. • The housing market surrounding the area for growth Given the strength of the local property market, the We are aware that Aldi and Lidl are acquisitive in is buoyant with demand currently outstripping There needs to being a conscious approach to the connectivity between Harrogate and York and proximity Yorkshire and Humber and are seeking sites of 20,000 supply. delivery of the housing units in order to ensure this to the A1(M); there is potential demand for up to five – 30,000 sq ft. A supermarket would act as a strong • Harrogate district has some of the highest priced aspirational sales rate is achieved. This can be achieved hectares of high quality commercial units in the broad anchor tenant within a local retail centre, supported properties within Yorkshire. by varying the location of the outlets throughout the location for growth over the duration of the local plan by ancillary retail pod units of circa 1,000 sq ft for • Local estate agents are reporting a lack of stock, in site with each outlet delivering a different product. period and particularly as new residential development smaller operators such as a laundrette, pharmacy and particular for family housing. creates a critical mass. This has been demonstrated potentially a gymnasium. • There are a significant number of newly built, under 9.1.8 FUTURE AND COMPETING DEVELOPMENTS elsewhere in locations such as Waverley, Rotherham and construction or potential new build schemes within There are a number of large scale developments Sowerby Gateway, Thirsk where large urban extensions 9.1.10 SUMMARY the surrounding area which will counteract some of proposed at various locations around Harrogate, York have been supported by commercial development. The broad area for growth is of such a scale that it the current demand and supply imbalance. and Wetherby. Whilst these settlements are very strong presents an excellent opportunity for market-making, • Average achieved new build sales revenues are property markets with demand currently outstripping Whilst the broad area for growth is unlikely to attract building upon the range and quality of the nearby generally in excess of £300 per sq ft. supply (particularly for family housing); and we do “big box” industrial units; we anticipate demand for villages, towns and cities in North and West Yorkshire. • Demand for two storey products continues to not expect demand to reduce, the laws of supply and high quality, turn key industrial units, from regional outweigh that of 2.5 or 3 storeys; demand cannot be ignored. Therefore, even in a strong businesses and small to medium sized enterprises. As There is a relatively small established market in Green • Comparable new build development schemes are market area, such as the broad location for growth, we existing industrial space/business parks are located Hammerton/Cattal, however, the location sits within achieving circa three private sales per month; would expect some softening of the market, which is around Wetherby and Knaresborough; we suggest hybrid the operating regions of most volume housebuilders. • The strongest demand for property within the local likely to be reflected in a slowdown in sales rates and/ (including a small element of office space) units of As such, it is necessary to ‘sell the vision’ of this large area is between £200,000 and £400,000. or the need for an element of discounting. This will be 5,000 to 10,000 sq ft up to 25,000 sq ft units are most scale, high-value community, targeting premium- • As with similar large scale developments at particularly apparent if there are multiple sales outlets appropriate as a cluster of commercial development, brand house builders at the beginning of the phasing in Waverley in Rotherham and Sowerby Gateway offering a similar product. We do not anticipate this ideally located as close to the railways station, A1(M) to order to create an attractive place to live. This should in Thirsk, there is potential to include up to five sales rate to fall below the existing sales outlets in the ease accessibility. be balanced by the need to deliver affordable housing hectares of commercial land to include high quality surrounding towns and cities (three sales per month), industrial units, a small format supermarket and however to counter an impact on sales rates and the We also anticipate demand for a small format supporting retail units as well as a community need for additional incentives / discounts, a variation in supermarket such as Sainsbury’s Local, Co-Operative centre. The timing and location of this development specification and house types will need to be considered or Lidl/Aldi. The Co-Operative generally trades from land should be positioned so that is closest to when housebuilders are purchasing available land to units of circa 5,000 – 6,000 sq ft retail floor space up transport networks and has prominent road build. frontage.

58 This page has been intentionally left blank

59 STAGE 1/ 2 INCEPTION - BASELINE REPORT 10. ENGAGEMENT

Engagement is integral to the development of the new opportunities of the study area which have fed into settlement concept framework for Green Hammerton/ this report. Interviewees included: Cattal area. The engagement strategy is outlined below: - Client group - Landscape, Conservation, Highway's Planning Officer 10.1 Engagement Strategy - Transport - Highways England, NYCC Highways, Network Rail, bus operators Our Approach - Drainage/flood risk - Lead Local Flood Our approach to engagement is to support Harrogate Authority, Local Highway Authority, Local Water Borough Council's comms and planning consultation Authority activity based around key principles: - Site Promoters - CEG, Oakgate, planning • To be inclusive and engaging; advisors and agents • To assist in bringing together the main land promoters and stakeholders into a coordinated STAGE 3. CONCEPT VISIONING masterplanning process; • Stakeholder Visioning Workshop - Half day session • To be clear on the purpose and scope of to explore issues, opportunities, vision and ideas engagement; (programmed July 2018) • To work closely with the council to support effective communications, the planning process and outputs; STAGE 5. CONCEPT FRAMEWORK DEVELOPMENT • To provide a clear record of engagement activities; • Stakeholder Options drop-in - Half day drop-in • To follow a 'you said-we did' approach, highlighting session which will summarise the assessment and how previous engagement has informed the emerging options evolving vision and concept. • Parallel council led activity - 6 week consultation period with public options drop-in Engagement Tasks and Audiences Engagement tasks have been established in the Parallel engagement activities are being facilitated by Gillespies tender methodology as summarised below: the City Council and their partners.

STAGE 1. INCEPTION AND FAMILIARISATION • High level engagement strategy • Initial officers and stakeholder engagement - This has involved a combination of telephone interviews and group sessions with officers, transport stakeholders and land promoters to assist in understanding the key interests, issues and

60 This page has been intentionally left blank

61 STAGE 1/ 2 INCEPTION - BASELINE REPORT 11. CONCLUSIONS & NEXT STEPS

In this stage 1/ 2 inception baseline report we have OPPORTUNITIES ISSUES included some emerging conclusions around challenges and opportunities, themes and objectives, emerging land • Distinctive character within villages and • Impact on setting of conservation areas; take estimates and spatial opportunities. This has been conservation areas surrounding the study area; • Lacking road and pedestrian connections • Historic field patterns and heritage assets north/ south through the study area; informed by discussions with the client group, initial across the study area; • Railway line and A59 create barriers across the stakeholder engagement, context and area analysis, • Cattal and Hammerton rail stations are study area; located within the study area; • Poor accessibility of footpaths connecting the evidence review and exploration of best practice. • Views to surrounding desirable landscapes and study area to River Nidd; conservation areas; • Constraints including gas main easement in Fig. 42 outlines the issues and opportunities surrounding • Nidd Corridor area offers existing green the south east corner of the study area; corridors and footpath routes; • Fractured land ownership in and around the the new settlement which will inform the vision and • New and enhanced connections to green study area; conclusions. space and footpath routes; • Uncertain impact of emerging improvement • Potential network of natural flood work on A59 and railway line; management methods; • Management and maintenance of green space Fig. 43 is an image taken from The Urban Task Force - • Create new north-south links across the site; Towards and Urban Renaissance (1999) and identifies • Utilise topography and retain existing desirable views across the site; ways of developing large scale settlements. • Promotion of historic field patterns and boundaries; • Sustainable transport opportunities, e.g. pedestrian and cycling routes • Integration of shared community and commercial facilities Fig. 43: Urban Renaissance (Taken from Towards an Urban Renais- • New employment opportunities sance, Urban Task Force 1999)

Fig. 42: Issues and opportunities comparison

62 11.1 EMERGING THEMES

A series of themes have emerged from existing work, technical analysis and best practice review, as outlined in Fig. 44. These will be tested through the visioning workshop and developed into objectives which will further inform the development of concept options and their assessment.

Fig. 44: 9 emerging strategic themes and objectives for the new settlement

63 STAGE 1/ 2 INCEPTION - BASELINE REPORT 11.2 BEST PRACTICE MODELS SUMMARY

Garden cities are one of a number of models for large • Terraces and a fine urban grain support medium to scale residential led development. high densities of around 35dph Garden City • These densities and pedestrian-friendly streets • Inspiration for 21st century garden villages support walkable neighbourhoods • 10 principles range from strong vision and land value capture to the provision of generous green space and Sustainable Urban Extension beautiful homes • Large scale extension to towns and cities, drawing on • Low densities of around 20dph and complementing the host settlement’s facilities • Urban and suburban form incorporating boulevards, • Varied densities which are greatest around local avenues, circus, crescents and parks hubs Welwyn - Garden City Derwenthorpe - Sustainable Urban Extension • Estate management schemes developed to support • Public sector promoted and pump-primed with significant green space and its maintenance housebuilders and trusts taking forward delivery • Variety of architects support the design mix • Design standards promoted by guidance • Mix of uses including accessible employment areas • Green space frameworks often including sustainable with room to grow urban drainage inspired designs • Central shops and amenities around a public square • Maintenance often supported by financial on a busy boulevard contributions and management companies • Good public transport / rail connections

Traditional English Village Evolution • Interpretation of the evolution of traditional English villages and market towns Poundbury - Traditional English Village Evolution Letchworth - Garden City • ‘Well mannered’ architectural styles and locally distinctive details and materials promoted through masterplanning and prescriptive design coding • Traditional village forms including market squares, greens, main streets, crescents, mews and courtyards • Central public spaces provide the focus for shopping, facilities and community activity

64 11.5 EMERGING LAND TAKE ESTIMATES 11.6 EMERGING SPATIAL OPPORTUNITIES Our initial high level assessment of the broad land take for a range of place-making and development ‘ingredients’ As part of the next stage of work, concept and visioning options will be explored. The following initial approaches for the new settlement are outlined below. This is an initial high level review based on site analysis and previous are emerging from analysis to date – which will need to be refined and tested with the client group, stakeholders and experience. This will need to be tested and refined with the client group and stakeholders as more detailed studies communities: progress. The overall study area is over 550 ha and the broad sum of the ingredients is approaching 180 ha (excluding infrastructure, etc). 1. Central – a centrally located local centre between the Hammertons and Cattal at the core of a new residential community, opened up by a re-routed A59 Homes At least 3,000 homes @ 30 dph (average) = 100 ha (Including range of densities and 40% affordable housing) 2. Cattal Station Focus – a new community focused around Cattal station, local centre with development either side of the rail line, making the most of the opportunity for a focus on the landscape framework of parks, Employment up to 5 ha gardens, greens and squares connected by green links between the Hammerton and Cattal stations.

Local centre up to 2 ha 3. North of Cattal Station Focus – a new community focused around Cattal station, local centre focusing (including surgery, local shops, pub, community uses) developing north of the railway line with good green connections to nearby Green Hammerton and Kirk Hammerton. Education Option 1 420 place primary schools x2 4. Hammerton and Cattal – a dual community approach with 2 centres focused around Cattal station and Kirk Primary school 1 land take: 2.42 ha Hammerton station. Primary school 2 land take (including site for future expansion to 630 places): 3.51 ha 5. Hammerton – development between Green Hammerton and Kirk Hammerton to create one settlement with a Option 2 focus around Kirk Hammerton station and local centre. 420 place primary school x1; All through school x1 (420 primary & 390 secondary place) Primary school land take: 3.51 ha (including future expansion) Options 1, 2 and 3 will be explored in the next stage. Option 4 will not be taken further as it does not create the All through school land take: 6.1 ha critical mass to support facilities. Option 5 will not be taken forward due to the lack of space to create a local centre (Requirement per national guide by Department for Education and info from NYCC) in Kirk Hammerton and due to settlement coalescence issues, unless a strong alternative steer is provided at the stakeholder visioning workshop. Open space 48.15 ha (Harrogate District Local Plan Publication Draft 2018 HP7: New Sports, Open Space and Recreation Development)

Pitches 8.2 ha (Harrogate District Local Plan Publication Draft 2018 HP7: New Sports, Open Space and Recreation Development)

Surface water attenuation 7 ha

65 STAGE 1/ 2 INCEPTION - BASELINE REPORT 11.6 NEXT STEPS

This inception to baseline report has summarised progress to date and generated a comprehensive place making analysis of the potential new settlement. Key next steps include:

• Client feedback on the paper and its emerging conclusions • Stakeholder visioning workshop • Concept visioning • Generation and assessment of options – including further engagement

Houses facing onto a 'green spine'

Wetland creation and innovative water retention solutions

66 This page has been intentionally left blank

67 STAGE 1/ 2 INCEPTION - BASELINE REPORT GILLESPIES Westgate House 44 Hale Road Hale Cheshire WA14 2EX t: 01619287715 w: www.gillespies.co.uk

London | Oxford | Manchester | Leeds | Abu Dhabi