Fulford Parish Council - LDF submission including review of Fulford’s Green Belt land
Fulford Parish Council
June 2010
i Summary
This document describes and evaluates the green belt land around Fulford.
In chapter 3 the A19 Approach Corridor is discussed. It incorporates a request to broaden and extend the green wedge C4 and D4. Evidence of the contribution the corridor makes to the setting of Fulford and the City of York is set out, beginning at the south of the parish and finishing at the entrance to Fulford village
In chapter 4 Walmgate Stray Green Wedge is discussed. It incorporates a request to delineate the extent of C3 green wedge as far as the ring road. On the GBA map, the wedge extends only as far as Heslington Lane: a more logical wedge is suggested in Figure 10b and photos in this chapter indicate views available from north of the ring road.
In chapter 5 the land to the south of the A64 is discussed. It incorporates a request to broaden the extension to green wedge (D3). The extension as currently drawn on the GBA map is considered inappropriate: a suggested extension is shown in Figure 10b and photos in this chapter indicate views available from south of the ring road.
In chapter 6 the land to the south of Fulford and north of the A64 is described. – It includes a request to re-define as rural setting for Fulford rather than for Heslington. The unspoilt nature of this area of open countryside is described and photos indicate the views available.
In chapter 7 Fulford’s village setting is described. It includes a request to define land bordering the conservation area as ‘Village Setting’. The land adjoining the conservation area is not currently designated in the GBA and evidence is provided to justify that the land contributes to the setting of Fulford and York.
In chapter 8 the area of green belt that has outline permission as the Germany Beck housing site is described. It incorporates a request to retain the site within the green belt. An extant planning permission (mostly reserved) will expire in 2012. Evidence is provided that demonstrates that the land fulfils many green belt purposes.
In chapter 9 a request is made to re-instate the water meadow south of Germany Lane and north of Germany Beck in the green belt. The meadow is currently shown as excluded from the green belt. Evidence is provided that justifies its designation as green belt land.
In chapter 10 the Fordlands Road is treated. It includes requests a) to maintain the settlement as ‘washed over’ green belt, b) to designate land between the settlement and Fulford as an area preventing coalescence and c) to categorise Fordlands Road as a ‘small village’ in the LDF settlement hierarchy.
In chapter 11 Fulford village is described. We request that it should be categorised as a village rather than part of the urban area. Evidence is provided to show that Fulford’s status as a village at the southern outskirts of York should be recognised.
ii Contents 1. Introduction ______1 2. Fulford’s green belt areas ______2 3. The A19 Approach Corridor ______3 3.1 FPC Request ______3 3.2 Justification______3 3.2.1 South of the A64 ______4 3.2.2 Land adjacent to the Designer Outlet south of the A64 interchange. ______4 3.2.3 Arable fields to the east of the A19 ______5 3.2.4 A19 Approach north of the A64/A19 interchange______5 3.2.5 Arable field between Naburn Lane and the A64 slip road______5 3.2.6 Field to east of A19 and west of the Fordlands Road settlement______6 3.2.7 Approach to the village ______6 3.2.8 Germany Beck area south of historic core of Fulford village ______7 3.2.9 Conclusion______8 4. Walmgate Stray green wedge C3 ______11 4.1 FPC Request ______11 4.2 Justification______11 5. Land to the south of the A64 – Extension to green wedge ______15 5.1 FPC Request ______15 5.2 Justification______15 6. Land south of Fulford and north of the A64 – Rural Setting ______18 6.1 FPC Request ______18 6.2 Justification______18 7. Fulford – “Village Setting” ______21 7.1 FPC Request ______21 7.2 Justification______21 7.2.1 West______21 7.2.2 South ______21 7.2.3 East ______21 8. The Germany Beck housing site______23 8.1 FPC Request ______23 8.2 Justification______23 8.2.1 Background ______23 8.2.2 Site description ______24 8.2.3 Value of the site as green belt land ______27 9. The water meadow______29 9.1 FPC Request ______29 9.2 Justification______29 9.2.1 Background ______29 9.2.2 Landscape quality ______29 9.2.3 Value as green belt land______30
iii 10. Fordlands Road area ______32 10.1 FPC Request ______32 10.2 Justification______32 10.2.1 To remain in green belt ______32 10.2.2 Area preventing coalescence______32 10.2.3 ‘Small village’ status______34 11. Status of Fulford Village ______36 11.1 FPC request______36 11.2 Justification______36 11.3 Location and character ______36 11.4 Facilities and services______37 11.5 Conclusions ______38 Appendix A. Site 87 YGBLPI ______39 Appendix B. Conservation Area map ______40 Appendix C. Memo Mark Barratt 10 September 2009 ______41 Appendix D. Excerpt report Roger Wools, 2006 ______42 Appendix E. List of additional photos on memory file ______43
Figures Figure 1 Bird’s eye view of A19 Corridor______3 Figure 2 Landscaping around Designer Outlet and view of Terry’s from Lingcroft Lane ______5 Figure 3 Long view from Crockey Hill ______5 Figure 4 View across field from A64 slip road to Water Fulford ______6 Figure 5 Terry’s tower, at junction of A19/Naburn Lane ______7 Figure 6 a) Approach to Fulford b) Edwardian cottage at entrance to Fulford ______7 Figure 7 a) Stone Bridge viewed from east b) Germany Beck east of A19 ______8 Figure 8 Map of viewpoints______9 Figure 9 Requested green wedge extensions ______10 Figure 10 a) Walmgate Stray green wedge b) Suggested extent of green wedge and extension ______11 Figure 11 Wide view from A64 ______12 Figure 12 View from Germany Lane______12 Figure 13 View from Germany Lane______12 Figure 14 View to Walmgate Stray from east of Germany Lane______13 Figure 15 Map of viewpoints______14 Figure 16 View from track south of White House Farm ______15 Figure 17 View from track south of A64 ______16 Figure 18 Wide view from track at White House Farm______16 Figure 19 View from track at White House Farm ______16 Figure 20 Map of viewpoints______17 Figure 21 a) View from track south of A6 b) View to Fulford from Cross Lane ______19 Figure 22 View to Fulford from A64 ______19 Figure 23 View from A64 ______19 Figure 24 Map of viewpoints______20 Figure 25 View to Fulford from public path between the meadows ______22 Figure 26 View across site from Germany Lane to church______24 Figure 27 View across site from pathway to the south ______25 Figure 28 Germany Lane approaches the village from east ______25 Figure 29 View across site from Germany Lane to Fulford School and church ______26 Figure 30 View east from School Lane across site to the golf course______26
iv Figure 31 View east from public path to golf course______27 Figure 32 Map of viewpoints______28 Figure 33 View of meadow from south east corner______30 Figure 34 View across meadow from west boundary ______31 Figure 35 View east over Fordlands Road from playing field ______33 Figure 36 View south to Fulford from Fordlands Road ______33 Figure 37 View east from A19 at Stone Bridge ______34 Figure 38 Map of viewpoints______34 Figure 39 Green separation between Fulford and Fordlands Road ______35 Figure 40 Green separation between York and Fulford ______36
Abbreviations GBA - CYC’s The Approach to the Green Belt Appraisal 2003 YGBLP - York Green Belt Local Plan YGBLPIR - York Green Belt Local Plan Inquiry Report FVCAA - Fulford Village Conservation Area Appraisal 2008 FPC - Fulford Parish Council CYC - City of York Council
v 1. Introduction This report seeks to assess the green belt land in Fulford Parish in terms of all five purposes for which land can be designated, whilst accepting that, in York’s case, the primary purpose is to preserve the historic character and setting of the city.
Green belt purposes considered relevant in the context of Fulford. • To preserve the setting and historic character of York • To check the unrestricted sprawl of the city • To prevent neighbouring settlements from merging into one another • To safeguard the surrounding countryside from further encroachment. • To assist in urban regeneration, by encouraging the recycling of derelict or other urban land.
City of York Council’s “The Approach to the Green Belt Appraisal (2003)” (the GBA) identifies four broad categories of land that are considered to contribute to the primary purpose.
1. Areas which retain, reinforce and extend the pattern of historic green wedges 2. Areas which provide an impression of an historic city situated within a rural setting 3. The setting of villages whose traditional form, character and relationship with the surrounding agricultural landscape of which is substantially unchanged 4. Areas which prevent the coalescence of settlements to retain their individual identity. (GBA, page 9)
FPC considers these categories of land to be relevant in this context although it is apparent from the GBA map that certain areas of Fulford Parish have either been incorrectly assessed against these criteria, or not assessed at all.
In this regard, FPC make several requests for changes to the GBA Map South.
In sections 9 and 10, further requests are made in relation to the green belt at Fordlands Road and the Germany Lane water meadow.
In section 11, the status of Fulford village is addressed.
A separate memory file is provided that includes the high-resolution copies of all photographic figures plus additional photos showing further viewpoints.
Photographs were obtained either from public rights of way or informal tracks and pathways.
Where quotes are underlined this is FPC’s emphasis.
1 2. Fulford’s green belt areas Fulford village lies at the southernmost fringe of York and is enclosed on three sides by green belt land:
• The A19 approach road corridor north of the interchange includes the open fields to the east and the site of the Designer Outlet (currently ‘inset’) with its surrounding arable fields. To the south of the interchange it includes arable fields both north and south of Naburn Lane, a field to the east of the A19 adjacent to Fordlands Road, the Fordlands road recreation ground and the Stone Bridge at the entrance to the village. • Fulford Ings / River Ouse corridor • Water Fulford comprising the Hall, the Farm and associated buildings including a dovecot (mostly Listed buildings) • The Fordlands Road settlement (‘washed over’) • Fulford Cemetery land • Germany Beck stream corridor and associated water meadows • The Germany Beck housing site – arable fields, water meadows and washland • Open agricultural landscape north and south of the A64 • Small fields / paddocks and the site of a former garden centre – forming part of the Walmgate Stray green wedge.
Fulford School playing fields and Parish land adjoining the north part of School Lane are designated as sporting / amenity space and are not included in the draft green belt.
2 3. The A19 Approach Corridor
3.1 FPC Request a) That the green wedge C4 be broadened to encompass the fields and open land of the A19 southern approach corridor, including both the arable field to the south of Naburn Lane and the field east of the A19 (adjacent to the Fordlands Road settlement). b) That the green wedge extension (D4) be broadened to include the open fields adjacent to the A19, including the arable fields between the Designer Outlet and the A64 ring road.
3.2 Justification Because of its openness, historic rural character and harmonious relationship with the urban edge at the gateway to Fulford and York, the A19 approach to York contributes to the historic character and setting of the city as described in various categories of the GBA: ‘Open approaches enable the city to be experienced within its wider setting, establishing a close relationship between the urban area, green wedges, surrounding countryside and the villages. The retention of openness is one of the central purposes of Green Belts’. GBA 4. (i) ‘In locations where conservation areas are situated at the urban fringe, the form, siting, character of the area and the architecture is considered to make a positive contribution to the setting and special character of York’. (GBA: page 8 (vi))
The A19 is the main approach to the city from the south and runs through a generally flat low-lying landscape of arable fields: it includes many elements that contribute to York’s historic character and rural setting.
Figure 1 Bird’s eye view of A19 Corridor
3 3.2.1 South of the A64 As the road approaches the A64 /A19 interchange, the landscape allows an open aspect: to the west, the Designer Outlet and adjacent Park & Ride site are hidden from view by the topography and landscaping whilst open arable fields border the road on both sides.
3.2.2 Land adjacent to the Designer Outlet south of the A64 interchange. This area of land was considered in the York Green Belt Local Plan Inquiry (YGBLPI) of 1992 in the context of a developer wishing to extend the boundaries of the former Naburn Hospital inset. (site 87 – see map appendix A) North Yorkshire County Council stated in evidence: ‘The objection site fulfils four Green Belt functions. It safeguards the special character of York by retaining the rural character of the land around it, it checks the unrestricted growth of the built up area into the open land between the existing inset and the A64, it safeguards the surrounding countryside from further encroachment and it prevents the coalescence of the inset with York and Fulford’ . (YGBLPIR 1994, D 87.7)
In his report, the Inspector stated: ‘At the same time, its proximity to York, its prominence and the open nature of such a site at the present time mean that it serves important green belt purposes, and is indeed an especially important part of the green belt’ (YGBLPIR 1994, D87.16) He then went on to recommend: ‘that the inset be removed and the whole site washed over by the green belt’. (YGBLPIR 1994, D87.17)
Although the inquiry took place some years ago and the Designer Outlet has now been constructed, the surrounding fields continue to perform the important green belt functions outlined above.
The Designer Outlet building itself is set well back from the A19 and although of large footprint, is of relatively low height. Much of the original landscaping of the former hospital site (including fine mature trees, hedges and even an old orchard) has been retained and is now reinforced by extensive new planting that screens the building and the Park& Ride site. Apart from the entrance signage and the beginning of the access road, the Outlet is virtually invisible in views along the A19 approach and the open character of the corridor is thus preserved.
The open fields around the Outlet are excluded from any character area in the GBA but developer interest remains strong, thus increasing the likelihood of pressure to release the land from the green belt.
4 Designer Outlet Access road
Figure 2 Landscaping around Designer Outlet and view of Terry’s from Lingcroft Lane
3.2.3 Arable fields to the east of the A19 Similarly, arable fields to the east of the A19 maintain the open, rural character of the corridor and should be retained as open land.
Minster White House Farm
Figure 3 Long view from Crockey Hill
3.2.4 A19 Approach north of the A64/A19 interchange After passing beneath the bridge, the openness of the corridor is maintained by wide green verges and fields both to the east and west.
3.2.5 Arable field between Naburn Lane and the A64 slip road This field is currently excluded from green wedge C4 despite the statement in the GBA that green wedges “extend up to the ring road”. (GBA (2003) page 11, C]).
5 As well as contributing to the openness and rural character of the A19 corridor, the field performs further valuable green belt purposes. Because of its proximity to the Fordlands Road settlement and the small ribbon of housing along Naburn Lane the land prevents urban sprawl, and assists in safeguarding the countryside from encroachment. It also forms a valuable role in preventing coalescence between the Designer Outlet and housing at Naburn Lane and Fordlands Road. Views across the field from the A19 and the A64 slip road provide glimpses of the listed buildings of Water Fulford partially concealed behind the trees.
Figure 4 View across field from A64 slip road to Water Fulford
The omission of this field from any character area is surprising and there is no doubt that there will be pressure to release the land for development if it is not part of a green belt character area.
3.2.6 Field to east of A19 and west of the Fordlands Road settlement This low-lying field acts as a green buffer zone between the housing of Fordlands Road and the busy A19 carriageway, whilst the trees along the field boundary serve to screen the ‘washed over’ settlement from view. It therefore contributes to the open character of the A19 approach, prevents sprawl of the built-up area and safeguards the countryside from encroachment.
3.2.7 Approach to the village As the A19 approaches Naburn Lane, a small group of dwellings are clustered around the junction. A sign marks the approach to Fulford and Terry’s Tower becomes visible through the trees – an enticing indication of the City of York lying ahead. The historic buildings of Water Fulford can be glimpsed across fields and a strong tree belt denotes the landscape of the Ouse corridor and the Ings floodplain lying beyond. The slightly raised playing field at Fordlands Road presents an open, green backdrop in views to the east.
6
Figure 5 Terry’s tower, at junction of A19/Naburn Lane
Fulford remains hidden from view as the traveller advances towards the village; Landing Lane is seen sloping down to the Ings and as the road curves sharply to the east, Stone Bridge and Germany Beck come into view set within a strikingly rural, low lying Ings landscape that marks the entrance to the village conservation area. A short distance ahead, a group of Edwardian cottages herald the beginning of Main Street Fulford, which extends northwards around a further bend in the road.
Figure 6 a) Approach to Fulford b) Edwardian cottage at entrance to Fulford
3.2.8 Germany Beck area south of historic core of Fulford village The crossing point of Germany Beck has played a major role in providing the ‘foul-ford’ from which Fulford derives its name and this historic landscape remains intact and unaltered with flood water at this point continuing to influence the A19 corridor.
Recent archaeological evidence strengthens the long-held view that Germany Beck marks the line over which the Battle of Fulford was fought in 1066. The Parish Council placed a memorial stone close to the bridge in 1977 and Fulford is proud that a battle of such historic significance was fought on its doorstep and is strongly supportive of efforts to preserve the battlefield landscape for future generations to commemorate and celebrate. This battle, which influenced the course of British history,
7 is an important aspect of Fulford’s cultural heritage and the battlefield landscape can thus be regarded as a key contributor to the historic character of York.
The land to the north of Stone Bridge is now included in the conservation area to reflect both its historic significance and the rural nature of the landscape that for many centuries has remained largely unaltered. The 2008 FVCAA states: “The valley of the beck to the east of Stone Bridge is vegetated with low-lying alder carr of a type formerly very common in the Vale of York but which is now rare: many of the alders are large suggesting that this area has suffered very little from human interference’. (FVCAA (2008), 5.17)
Figure 7 a) Stone Bridge viewed from east b) Germany Beck east of A19
After entering the Fulford Village Conservation Area at Stone Bridge, the A19 heads through Fulford progressing northwards towards York, via the contiguous Fulford Road Conservation Area, forming an attractive and historic linear route into the core of the city.
The 2008 FVCAA highlights the entry into Fulford: ‘….the village retains a special character and forms an attractive and distinctive entrance to the city’. (FVCAA (2008), page 3, para 2.2) and: ‘....the entrance to the village from the south is enhanced by the bends in the road as it approaches Stone Bridge and then straightens out at the junction of Fordlands Road to form Main Street. …In the opposite direction, the bends provide a visual ‘stop’ to the street and a sense of departure. The fairly abrupt transition from the built settlement to open land adds positively to the setting of the village’ . (FVCAA (2008), page 11, para 5.16)
A CYC Conservation Officer described the character of this approach to Fulford in 2009, as follows: ‘In addition to the contribution this area makes to the special interest of Fulford conservation area, it is the gateway into York from the south. Few, if any, of the other historic routes into York retain the historic progression from rural to historic urban character’. (Memo Mark Barratt 10 September 2009 (09/01373/FUL). See appendix C)
Mr Roger Wools, in his statement to the Germany Beck Inquiry in 2006 described the entrance as follows: The Edwardian cottages are attractive and the double bend in the road means that it is only at the cottages that the visitor becomes aware of the historic development of the linear Main Street stretching ahead. This is unlike the other main entries to the city…….’ (FPC/GEW/4, APP/C2741/V/05/1189879, GBK Inquiry 2006, page 6, para 3.10. See Appendix D)
3.2.9 Conclusion There is thus overwhelming evidence of the crucial contribution that the A19 approach makes to the historic character of York yet, in the GBA map, the A19 approach corridor does not benefit from a
8 designation as a character area. In contrast, the A19 approach from the north has been included in a green belt character area (Green wedge and Extension to green wedge) as are other approach roads to the north of York (B1363, A1036). The reason give for the importance of these roads is ‘to retain the open approaches, rural and historic setting of York’ (GBA D1 D2 D3 page 13) but no explanation is given for the omission of the A19 south, which demonstrates the inconsistent approach of the GBA.
Figure 7b
Figure 7a Figure 6b
Figure 6a
Figure 5
Figure 4
Figure 2
Figure 3
Figure 8 Map of viewpoints
9 Requested Green Wedge enlargement
Requested extension to GW
Recommended extension to GW
Figure 9 Requested green wedge extensions
10 4. Walmgate Stray green wedge C3
4.1 FPC Request That the green wedge at the eastern edge of Fulford, which comprises Walmgate Stray and surrounding areas of undeveloped land, should continue southwards from Heslington Lane to the A64.
4.2 Justification Surprisingly, the GBA map defines the wedge only as far as Heslington Lane and there is no indication of the wedge continuing southwards to the A64. This is in contrast to other green wedges in York which do extend to the ring road. The GBA states, explicitly, that green wedges ‘extend to the ring road’ (GBA, Page 11).
At Heslington Lane the wedge is exceptionally narrow. Therefore, it is crucial that further undeveloped land should serve to reinforce it. It is clear that the land between Mitchel’s Lane and the edge of the golf course would serve this purpose in a southerly direction and it would also be beneficial to reinforce it by the addition of further lateral areas, as otherwise the wedge will be so narrow as it extends to the A64 that it will be unable to perform the function of protecting strategic open land.
Figure 10 a) Walmgate Stray green wedge b) Suggested extensions for Fulford Parish only
11 Minster
Figure 11 Wide view from A64
One of the important aspects of green wedges is described in the GBA: ‘(ii) Allow an open aspect and views towards important city landmarks including the Minster’. (GBA C (ii) Page 12)
St Mary’s Minster St Lawrence’s
Figure 12 View from Minster Way
Figure 13 View from Minster Way
12 Bleak House Farm
Minster
Figure 14 View to Walmgate Stray from east of Minster Way
Additional photos form these viewpoints and numerous other points are provided on the memory file.
The land to the south of Fulford fulfils this description of open landscape allowing views of the Minster and other city landmarks. However, it is important to note that the views are only available from land to the west of the golf course. There are no open views towards the city either from the golf course itself or from the south of Heslington. The presence of the tree belts and other vegetation running along both sides of the golf course provide a visual barrier to all long views.
A key function of a green wedge is to provide for the connectivity of footpaths within the countryside. There is no public access to the land east of Mitchel’s Lane which forms an important part of the wedge and nor is there public access to the golf course except for a public right-of-way along its eastern edge that does not directly link to the stray or to Fulford. The only public route to link the stray to the open land to the south of Fulford is via Mitchel’s Lane and East Moor. From Mitchel’s Lane, the Millennium Way crosses the ditch into East Moor, skirts the eastern edge of the field, turns west to follow the course of Germany Beck before connecting to Germany Lane and Fulford Village. This route thus forms the only direct publicly accessible linkage between Walmgate Stray, Fulford Village and the wider countryside to the south of the village. Provision of access to open countryside for the urban population is important when considering green belt boundaries at the urban fringe.
In his report of 1994, Inspector Sheppard referred specifically to the strip of land east of Mitchel’s lane emphasising the large contribution that it makes as part of the Walmgate Stray green wedge. He states: ‘It is part of one of the characteristic wedges bringing open land right into the city, and is at one of its narrowest parts. Development on the site and elsewhere in the wedge already harms its effectiveness and any further development would be likely to prevent there being an effective wedge at all. The land is an especially important part of the Green Belt and should not be excluded from it’. (YGBLPIR C69.13)
13 FPC suggests that the green wedge C3 be drawn as follows:
1. To broaden it as it continues towards the A64 so that it includes land to the west of the golf course and Mitchel’s Lane where the aspect is open, views of city landmarks are available, and (importantly) where public access exists.
2. To include the undeveloped land between Mitchel’s Lane and the edge of Heslington. This land acts as a strategic gap preventing lateral coalescence of the two villages of Fulford and Heslington, which is a central function of green wedges and green belt land.
The wedge should be sufficiently wide to allow an extension to the south of the A64 to provide a broad area of open countryside, which affords views towards the city. This will ensure that an extended interface between the urban edge and the countryside is provided as described in the GBA (4 (ii) Page 6).
A suggested wedge is shown in Figure 10b.
Figure 14 Figure 11
Figure 12
Figure 13
Figure 15 Map of viewpoints
14 5. Land to the south of the A64 – Extension to green wedge
5.1 FPC Request That the delineation of the boundaries of the extension of the green wedge south of the A64 be redrawn to include additional areas further to the west as indicated on Figure 10b.
5.2 Justification In the GBA map the extension to the green wedge at the A64 is drawn to include only a very narrow corridor of land defined by the golf course and subsequently broadening to include Heslington Tilmire.
The extension of the green wedge D3 is described thus: ‘To retain an open area south of the A64 in order to continue a wedge of countryside outside the ring road.’ (GBA page 13 Area D3) This description is inaccurate because the included land has little open aspect and there are no open views towards the city from any part of the land as drawn. It demonstrates all the characteristics of an enclosed green corridor important for wildlife and bio diversity rather than strategic open land important for preserving the character and setting of York.
In contrast, the landscape to the west that is not included in the green wedge extension displays significantly more openness and affords views towards the Minster and Terry’s Towers from public vantage points.
White House Farm
Terry’s
Figure 16 View from track south of White House Farm
15 St Wilfred’s Minster St Mary’s
Figure 17 View from track south of A64
Destructor Chimney Minster St Oswald’s Terry’s Lodge Farm St Lawrence’s
Figure 18 Wide view from track at White House Farm
Minster St Lawrence’s
Figure 19 View from track at White House Farm
16
Additional photos form these viewpoints and numerous other points are provided in the memory file.
Figure 17 Figure 18 Figure 16 Figure 19
Figure 20 Map of viewpoints
17 6. Land south of Fulford and north of the A64 – Rural Setting
6.1 FPC Request FPC considers that this land performs green belt functions and should be correctly described in the GBA as land to the south of Fulford that contributes to the rural setting of York.
6.2 Justification The land performs three green belt purposes, namely • it preserves the rural setting and historic character of York • it checks the unrestricted sprawl of the urban area • it safeguards the surrounding countryside from further encroachment
The historic core of Fulford village (CA) lies to the west on a low, raised gravel ridge whilst south of Heslington Lane, Fulford School and residential housing form the urban edge of the city to the north.
Part of the area is designated in the GBA as a category that ‘provides an impression of a historic city situated within a rural setting’. Inexplicably, it is described on the GBA map as: ‘F2: South of Heslington. Open agricultural landscape affording good views towards the Minster and Heslington village’ (GBA 8 Pages 14, 15).
This description is misleading because a large part of the shaded land is actually south of Fulford and forms part of the setting for Fulford Village. This area affords attractive views towards numerous landmarks (including the Minster) that are not available from the south of Heslington.
There are two characteristics explicit in “rural setting” – ‘(i) open countryside visible from a prominent location (which) enables views of the city, the historic character of which is particularly important, and (ii) areas (which) afford either good views of the Minster or the urban edge comprised of a conservation area, the historic character of which it is important to retain’. (GBA, page 14)
The generally flat arable farmland forms a wide expanse of open land between Fulford and the A64. A relative lack of strong hedgerows and hedgerow trees, limited woodland cover and the presence of large arable fields, gives rise to an open, large-scale landscape providing long views.
Germany Beck runs an east – west course between the fields with associated drains and ditches delineating the field boundaries.
Species-rich old water meadows lie beside the Beck, bordered to the south by the treed cemetery land that provides a sense of enclosure to this area lying close to the historic core of Fulford Village.
The arable land falls mainly within the “best and most versatile” grades of agricultural land and a working farm with associated agricultural buildings is located just north of the ring road.
The landscape is entirely unblemished by transmission lines, telegraph poles or other forms of unsightly industrial use and represents one of the best examples around York of such an expanse of open unspoiled land within the ring road. The contribution that this land makes to the preservation of York’s rural character and setting cannot be over-emphasised.
Views of Fulford, the Minster and other city landmarks are available from most of the public footpaths as evidenced by the accompanying photographs.
18 St Wilfred’s St Oswald’s Minster St Mary’s
Figure 21 a) View from track south of A6 b) View to Fulford from Cross Lane
St Oswald’s
Figure 22 View to Fulford from A64
St Oswald’s Minster Lodge Farm
Figure 23 View from A64
19 Figure 21 b)
Figure 22
Figure 21 a) Figure 23
Figure 24 Map of viewpoints
The vistas towards the city are equally impressive from the ring road and from the open land to the south. Visible landmarks include: the Minster towers, Terry’s Towers, the Retreat, University water tower, the Destructor chimney, St Laurence’s church tower, as well as St Oswald’s Church tower and the rooftops of Fulford.
Areas that allow such wide views of a city set within a rural landscape are fundamental to the preservation of the historic character and setting of York.
20 7. Fulford – “Village Setting”
7.1 FPC Request That the land around Fulford that borders the conservation area should be designated as “Village Setting” character area.
7.2 Justification This land serves to preserve the historic rural character and setting of Fulford Village. The land includes the Ings to the west, the area around the A19 Stone Bridge to the south, and the open agricultural land to the east. Although the Ings is designated as a green wedge character area on the GBA map, the land to the south and east of Fulford has no designation.
Middlethorpe has conservation area abutting green belt around the village similar to Fulford. The green belt around Middlethorpe is indicated as village setting character area.
The Fulford Village Conservation Area extends to the green belt boundary at the interface between the edge of the urban area and the countryside. It is recognised that conservation areas at the urban fringe are important in the context of the primary purpose of York’s green belt as defined in the GBA: ‘In locations where conservation areas are situated at the urban fringe the form, siting, character of the area and the architecture is considered to make a positive contribution to the setting and special character of York’. GBA page 8 (vi)
7.2.1 West The whole of the western edge of the Conservation Area adjoins the wild landscape of the Ings and is described in the 2008 Appraisal as follows: ‘The sudden contrast between the tree-filled gardens along the western edge of the village and the bleakness of the Fulford Ings beyond is a striking feature, defining the edge of the settlement’. (FVCAA 2008: page 12: 6.3)
7.2.2 South In section 3 above, the low-lying landscape at the confluence of Germany Beck and the Ings forms the southern gateway into York and has been described in relation to the A19 corridor. It forms the historic setting of the village from the south
7.2.3 East Here, the village boundary is defined by School Lane (a medieval back lane) which continues southwards via a public pathway to Fulford Mews at the south-eastern corner of the CA. The adjoining landscape is open and rural in character, consisting of a Parish field, the site of the former Sandys Farm and agricultural fields across which exceptional long-distance views are obtained towards the tree belts at the edge of Fulford golf course.
The land included in the conservation area perfectly reflects Fulford’s historic linear village form, and bears a very close relationship with the surrounding rural landscape, thus confirming Fulford’s agricultural origins and historic identity.
21
Figure 25 View to Fulford from path south of Germany Lane
The character of the areas described above provide full justification for this land to be designated as “Village Setting” as described in the GBA: ‘Villages or parts of villages whose traditional form, character and relationship with the surrounding agricultural landscape, is substantially unchanged. This relates to those villages the large part of which, or the outer part of which, is designated as a conservation area. They are important as the form, character, scale and pattern of the agricultural villages is considered to contribute to the setting and character of York’ . (GBA 7 (E) page 13)
22 8. The Germany Beck housing site
8.1 FPC Request It is the view of FPC that this site is a particularly important part of the green belt and should be retained within it (and appraised as a green belt character area), albeit with an extant planning permission until 2012.
8.2 Justification
8.2.1 Background Notwithstanding its allocation for housing in the draft Local Plan and an extant planning permission, this site lies within the general extent of the green belt as confirmed by the Secretary of State in 2007 following the joint Inquiry into Derwenthorpe and Germany Beck. Her report states: ‘The Secretary of State has taken account of the Inspector's analysis relating to the Green Belt status of both sites (IR24.63-24. 71) and his conclusion set out in I R24.70, that neither application site should be regarded as being within the Green Belt. The Secretary of State disagrees with this conclusion because she does not consider that the lack of a defined boundary is sufficient justification to arbitrarily exclude any site contained within the general extent of the Green Belt, as referenced by the NY'CSP. Until such time that the detailed boundaries of the York Green Belt are defined in a statutorily adopted local plan or framework, she considers both sites should be treated on the basis that they lay within the Green Belt’. (Secretary of State’s report 2007: (15) page 4)
She also found (contrary to the Inspector’s conclusions) that an allocation for housing development in York’s unadopted Local Plan was not relevant in determining whether planning permission should be granted. (Secretary of State’s report 2007 (14) page 4)
However, the first paragraph of the GBA states: ‘An essential aspect of any review of the Green Belt would clearly be to appraise the existing draft Green Belt as defined in the unadopted York Green Belt Local Plan (post mods draft 1995).’ Because it was defined as a housing allocation in 1995, it follows that the site was thus excluded from appraisal against the criteria set out in the GBA even though planning permission was only granted by CYC in 2005. FPC considers that all the land at the urban edge should have been included in an appraisal of such importance.
In his report of 1994, Inspector Sheppard recommended that the main part of the site be removed from the green belt although his conclusion was expressed in ambivalent terms. He stated: ‘Although the remaining part of the site C69 can be regarded as forming part of the setting of Fulford and York , I find it difficult to regard it as being essential that it should be kept open. The existing edge of the built-up area lacks any noticeable logic and presents an unattractive appearance. I consider that it would be more realistic to regard the area south of Germany Beck and Germany Lane as that which it is essential to include in the Green Belt. This does not imply that all of the land which as a result would be excluded from the Green Belt is suitable for development or that any development that is approved should occur in the short or even medium term. It would, for instance, be important to prevent any development adversely affecting the character of the wedge, which it adjoins but of which it is not part.’ (GBLPIR: C69.14 Page 87)
Inspector Sheppard clearly acknowledged that the site could be regarded as forming part of the setting for Fulford and York. The historic significance of Fulford has since been recognised through the designation in 1998 of its conservation area, a material change in the circumstances since Inspector Sheppard’s Report.
23 8.2.2 Site description The main body of the site consists of a large arable field known as East Moor comprising roughly half the site area, the western fields and the area of the former Sandys Farm south of the Parish playing fields.
Tunnel Dyke, a steep-sided ditch with a thin, intermittent hedgerow along it, flows northwards across the site dividing it into west and east (the western fields and East Moor).
The remainder of the site includes Germany Beck, the water meadows and the washland areas adjacent to Fordlands Road and the A19. These areas differ markedly in character from the flat arable fields to the north and form part of the functional floodplain within the valley of Germany Beck. They are important for nature conservation and bio-diversity.
The main historic core of Fulford Village is set on a narrow raised ridge along a north – south axis at the western site boundary and amidst low-level flood plain areas and agricultural fields at the southern boundary.
The village is visible from the fields across much of the Germany Beck site, including from the public and informal pathways, all of which are very well used. The tower of St Oswald’s church is also prominent in views from areas west of Tunnel Dyke including from Germany Lane. Views of the village from East Moor are also available and the Minster towers come into view intermittently from the public pathway at the southern field boundary.
Figure 26 View across site from Germany Lane to St Oswald’s Church
24 Fulford Village Fulford School St Oswalds
Figure 27 View across site from Minster Way to the south
Figure 28 Germany Lane approaches the village from east
These views from within and across the site provide a clear sense of place and history when walking through the landscape and the close and harmonious relationship with the historic village at the urban fringe affirms its importance in preserving the historic character and setting of York.
25
Figure 29 View across site from Germany Lane to Fulford School and St Oswald’s church
Figure 30 View east from School Lane to the golf course
The northern boundary of the site comprises Fulford School, with 20th century housing to the south of Heslington Lane extending to Mitchel’s Lane to the east.
26
Extensive school playing fields lie between the school and green belt land, forming an area of transition, or green buffer, between the buildings and the agricultural fields. A tall metal boundary fence now encloses the whole of the school grounds, replacing the low and partly broken picket fence that existed in 1994. A maturing belt of trees and a small nature reserve behind the fence help to shield from view the substantial school buildings lying to the rear of the playing fields. This boundary is extensive and now represents a well-defined and durable feature in this area. Together with the housing along the remaining built-up edge, it forms a clear break between the built environment and the open countryside and is capable of forming a long-term and defensible green belt boundary.
School boundary
Figure 31 View east from public path to golf course
This is a material change that has occurred since 1994 when the Inspector at that time regarded the urban edge as being unattractive and lacking in any noticeable logic.
The Inspector also referred to the green wedge of Walmgate Stray in his report, emphasising that the site adjoins the wedge and that it would be important that any future development should not harm it. East Moor is therefore considered to be important open land adjoining this wedge at a point where existing built development adjacent to Michel’s Lane has resulted in an especially narrow wedge. This area is also important in providing the only publicly accessible link between the Stray, Fulford Village, and the wider countryside.
8.2.3 Value of the site as green belt land The site serves the purposes set out in PPG2 and the Draft Local Plan, namely: • to preserve the setting and historic character of Fulford and York • to check the unrestricted sprawl of York • to safeguard the surrounding country side from further encroachment to which, given the current circumstances in York, could reasonably be added: • to assist in urban regeneration by encouraging the recycling of derelict or other urban land.
27
In the context of this last point, progress on the LDF is now advanced and there is a prospect of finally developing the large brownfield sites located within the centre of the city. For example, it is suggested that the British Sugar site could accommodate up to 1400 homes. It is relevant that PPG2 stresses the importance of bringing forward brownfield development before greenfield or green belt development. The retention of the site within the green belt would assist in encouraging development of the many brownfield sites available in the main urban area.
In addition to performing the above green belt purposes, the land fulfils five out of the six objectives for the use of designated green belt land as set out in PPG2, namely: • To provide opportunities for access to the open countryside for the urban population. • To provide opportunities for outdoor sport and recreation near urban areas. • To retain attractive landscapes, and enhance landscapes, near to where people live. • To secure nature conservation interest. • To retain land in agricultural, forestry and related uses.
To recapitulate: most importantly and because of its close and harmonious relationship with the historic village of Fulford, the Germany Beck housing site helps to preserve the setting and historic character of York.
Figure 31
Figure 30 Figure 29 Figure 27 Figure 26 Figure 28
Figure 32 Map of viewpoints
28 9. The water meadow
9.1 FPC Request That the water meadow lying between the western part of Germany Lane and Germany Beck should be correctly designated as green belt land. See Figure 33.
9.2 Justification
9.2.1 Background In both the YGBLP (Post Modifications) map of September 1995 and the Selby District Local Plan of 1995 the meadow is clearly shown as lying within the green belt, whilst the main housing area of the Germany Beck development to the north is excluded.
In Chapter 5 of the YGBLP (1995), North Yorkshire CC correctly describes the course of the inner GB boundary in this part of Fulford: ‘From here the boundary follows the western edge of Walmgate Stray to Mitchel’s Lane. It runs south along the lane to Germany Beck and then westwards along first the Beck and then Germany Lane to Main Street Fulford.’ (5.22 Page 23).
In 2006, this description is repeated word-for-word in evidence submitted to the Germany Beck Inquiry by CYC in document Y1 – First Proof of Evidence by LPA: ‘The Post Modifications Green Belt Local Plan (Core Document 11) was published in September 1995 and confirmed the exclusion of the site from the green belt. The inner boundary runs along Mitchel’s Lane south to Germany Beck and westwards along first the beck then Germany Lane to Main Street Fulford’ . (Y1 6.29 Page 19).
Precisely the same boundary description is quoted in evidence in the Committee Report of 26 th May 2006 which was also submitted in evidence at the Inquiry (Y4 Page 99 4.3.1).
In the Draft Local Plan 4 th set of changes 2005, the line of the inner boundary does not follow the course as described above, but instead follows the line of the Beck further to the west before turning northwards towards Fulford Mews and Main Street. The meadow is thus presented on the map as being excluded from the green belt and, in effect, has been incorporated as part of the main housing site of the Germany Beck development.
Following the YGBLP Inquiry in 1994, the Inspector stated in his report: ‘I consider that it would be more realistic to regard the area south of Germany Beck and Germany Lane as that which it is essential to keep open, and therefore to include in the green belt.’ (C69.16).
If Inspector Sheppard had intended to exclude the south west meadow, it would have sufficed to simply exclude the land north of Germany Beck (or include the land south of Germany Beck) because the Beck runs along the whole of the southern edge of the Germany Beck housing site. The inference can therefore be drawn that the Inspector intended the meadow to be included in the green belt.
9.2.2 Landscape quality The water meadow forms part of the Germany Beck green corridor that stretches from the River Ouse as far as the golf course in the east,
It possesses a distinctive enclosed character and slopes gently down from Germany Lane towards the Beck at its southern edge. Like the adjacent meadow to the east and the washland areas at Fordlands Road and the A19 to the west, the meadow is prone to regular flooding, being part of the functional floodplain in this area.
29
The land contained within this section of the Beck corridor differs markedly in character and landform from the flat agricultural fields (set at a higher level) to the north.
The areas that adjoin the beck corridor both to the east and west of the meadow are shown as lying within the green belt and it is anomalous and inconsistent to draw the boundary to exclude it from the green belt.
Figure 33 View of meadow from south east corner
9.2.3 Value as green belt land The meadow lies at the urban fringe immediately adjacent to the historic core of Fulford and the boundary of the village conservation area. Its location alongside the edge of Germany Beck amid historic and unaltered flood plain areas means that it contributes to the setting of Fulford by reflecting its historic rural origins. It also contributes to the cultural identity of the village because in 1066 the Battle of Fulford was fought along the banks of the Beck at the southern edge of the meadow.
A harmonious relationship between the urban edge comprising a conservation area and green belt land is considered to make a positive contribution to the historic setting of York. (GBA (vi) Page 8) and it therefore fulfils the primary purpose of the York’s green belt.
The water meadow also fulfils the following objectives of designated green belt land use as set out in PPG2: • To provide opportunities for outdoor sport and outdoor recreation near to urban areas. Well-used pathways run through the meadow and along the banks of the beck, reflecting its use as a popular recreational area for dog-walkers, children and families. • To retain attractive landscapes near to where people live.
30 The meadow is a pleasant and distinctive area of land lying in very close proximity to the village of Fulford. It possesses a natural and unspoiled landscape character. • To secure nature conservation interest. The north part of the meadow is mainly grassed with the lowest lying southern half vegetated with wetland plant communities. The land is also important for small mammals: water voles and harvest mice have been reported during surveys and bats use the beck and surrounding trees/vegetation as a feeding corridor.
Figure 34 View across meadow from west boundary
31 10. Fordlands Road area
10.1 FPC Request a) That the designation of ‘washed over’ green belt for this community be maintained. b) That land separating Fulford and the Fordlands Road settlement be designated as an area preventing coalescence. c) That Fordlands Road be categorised as a ‘small village’ in the LDF settlement hierarchy.
10.2 Justification
10.2.1 To remain in green belt The Fordlands Road settlement is physically separated from the main part of Fulford by the land of the Germany Beck corridor, the southern part of the cemetery and the open space amenity ground adjacent to the A19. It is served by a single cul-de-sac access road (Fordlands Road) branching off the southern end of Main Street, Fulford.
It is entirely encircled by attractive and historic green belt land and a network of pathways connects the settlement with the surrounding countryside. A small row of housing on Selby Road lies to the west but is separated from the settlement by the gardens of these properties. There is no access to Fordlands Road from any of these homes, which all front onto Selby Road.
Views of Terry’s are available along much of the length of Fordlands Road but Fulford village itself is almost entirely concealed from view by the intervening green belt land and dense tree cover.
It would be inappropriate to treat the neighbourhood as part of the urban area because of its well- defined physical and visual separation from Fulford. The settlement should therefore remain as washed over green belt.
See figure 39 for green separation.
10.2.2 Area preventing coalescence There is a substantial area preventing coalescence between the historic part of Fulford village and the Fordlands Road settlement. This consists of the Germany Beck corridor with associated water meadows, the southern part of the cemetery and the open space amenity ground adjacent to the A19. It is crucial that these historic rural areas remain open so that the separate identity and character of the settlements are preserved.
32
Figure 35 View east over Fordlands Road from playing field
Figure 36 View south to Fulford from Fordlands Road
33
Figure 37 View east from A19 at Stone Bridge
Figure 36 Figure 37 Figure 35
Figure 38 Map of viewpoints
10.2.3 ‘Small village’ status The ‘washed over’ green belt designation reflects its status as a separate neighbourhood with its own distinctive character. However, in the LDF Key Diagram it is included within the urban area although
34 it is designated as a ‘Small village’ in the Core Strategy Settlement Hierarchy (Topic paper 1, page 58 D).
In addition to this spatial separation, the neighbourhood possesses a character and cohesiveness similar to that of a small village or hamlet. The community cohesiveness is pronounced and it is remarkable that many of the present residents have lived in the neighbourhood for several decades with further generations choosing to remain within the community and themselves purchasing homes in the area. The cul-de-sac of Fordlands Road acts as a main street in its own right and all the crescents and small streets that form the settlement derive from it.
A further factor that has helped to engender this strong sense of community is the flooding that occurs when the Beck overtops the road at Fordlands Bridge. For decades, flooding has been a regular event and the residents are often cut off from Fulford by the closure of the access road, sometimes for many days. This has the effect of regularly drawing the community together in coping with adverse conditions that do not affect residents of Fulford to the same extent.
Several shops formerly served the neighbourhood but the last one, a newsagent / general store, closed a few years ago. The Fordlands Road amenity space benefits from play equipment and sporting facilities and is well used by the community.
Figure 39 Green separation between Fulford and Fordlands Road
35 11. Status of Fulford Village
11.1 FPC request That Fulford be categorised as a ‘village’ and assessed as to its ranking within the LDF settlement hierarchy in the same way as other villages around York.
11.2 Justification There can be no doubt that Fulford is a village (albeit loosely attached to York) and it is inappropriate that it should merely be regarded as part of the urban or suburban area.
The Fulford Village Conservation Area was first designated in 1998 and re-appraised in 2008. A Village Design Statement is nearing completion and it is expected that this document will be adopted as Supplementary Planning Guidance by CYC in the near future.
11.3 Location and character Fulford lies approximately 2 miles from the centre of York at the southern outskirts. It is for the most part surrounded by open countryside/green belt land whilst to the north, the grounds of the former Fulford Park together with further green areas provide important areas of separation between the village and the city suburbs.
E E
S York N
W
Figure 40 Green separation between York and Fulford
Fulford is mentioned in the Doomsday Book of 1086 as ‘Fuleford’ and has survived as a separate village community for around a thousand years. Only in the last forty-fifty years has the gradual urban expansion of York encroached towards the village from the north.
36 At the present time, substantial areas of separation remain between the historic part of the village and the city suburbs and attempts to build on these areas in recent years have been strongly resisted by both the Parish Council and local residents - for example the parkland at Connaught Court and the gardens of Alfreda guesthouse.
The 1998 Fulford Village Conservation Area description describes the character of the village as follows: ‘There is no complete break in the built-up area between York and Fulford, yet the village has its own sense of identity (reflected in the way people refer to “Fulford village”) in the unity of its character, historical form and setting’. (Draft Local Plan (2005) FVCA no 30, page 1)
The 2008 Fulford Village Conservation Area Appraisal states: ‘The settlement is relatively self-contained, being bounded on the west side by the low-lying and flood-prone margins of the River Ouse and on the south side by Germany Beck, a small tributary of the Ouse. To the east are flat, open fields. To the north the village – once distinctly separate from the city – is now loosely attached to the city suburbs so that the separate identity of the village is reduced. Even so, the village retains a special character and forms an attractive and distinctive entrance to the city’. (FVCAA page 3, para 2.2)
Later in the document the importance of the Connaught Court parkland as an area of separation between the village and the city suburbs is highlighted. ‘20 th century development within the park has still left significantly large areas of open space, including some fine mature tress, and a margin of parkland between the Main Street and the Fulford Ings which helps to preserve the distinction between Fulford Village and the city suburbs and the open space which encircles the settlement’. (FVCAA page 10, para 5.9)
Of agricultural origin, the settlement has retained its relationship with the surrounding rural landscape and has retained its original linear form at its central core, the whole of which is designated as a conservation area. Importantly, Fulford has largely retained its original village shape as demonstrated by comparing the enclosures map of 1759 and the current village conservation area (Appendix B).
Fulford’s position as the most southerly extension of York and its rural environs all contribute to its continuing spatial and social separation from the city. It has maintained its identity as a distinct locality and as a distinct community, features associated with a rural village rather than a suburban neighbourhood.
This distinctiveness is made visible in the named boundary markers at its four gateways: on Heslington Lane, Main Street, Naburn Lane and Selby Road. These signposts are not simply a legacy of Fulford’s historic location; they serve to set it apart from the suburbs in York.
The village has only recently come under the auspices of the City of York Council as Local Authority and has never been a part of the York City parliamentary constituency. With the recent review of parliamentary boundaries, Fulford falls into the ‘York Outer’ constituency along with other villages such as Bishopthorpe, Heslington, Skelton and Wheldrake.
11.4 Facilities and services Fulford has a good range of community facilities including schools, church, pubs, library, doctor’s surgery, hotel and a village green.
Most of the shops are situated along Main Street within the historic core and include a chemist, an estate agent, a fish and chip shop, hairdressers plus other independent retailers.
37 A very small convenience store is located on School Lane selling only the most basic food items and this single facility does not meet the daily needs of the population. Sadly, the village post-office closed in 2009 and there is no bank or vending machine and no newsagent.
Main Street with its shops and pubs remains the focus of community life within the village as it has done for centuries past.
The Fulford Show has been held annually since the 19 th century and to this day, continues to draw large numbers of local residents and visitors to the village for this memorable social event.
Regular re-enactments of the Battle of Fulford are held on the marshy lands beside Germany Beck in conjunction with educational events for local children, explaining the significance of the battle.
11.5 Conclusions The village character of Fulford is clear and although the gradual expansion of York has approached towards its northern limit, distinct areas of separation remain that allow the village to maintain its historic and spatial identity.
It would be a great loss to the setting of the City if Fulford were to be swallowed up into the urban area and surrounded by development, as has been the case with certain other former villages that are now completely amalgamated into York.
Its status as a village and its contribution to the setting of the city deserves to be recognized within the LDF process.
38 Appendix A. Site 87 YGBLPI
39 Appendix B. Conservation Area map
40 Appendix C. Memo Mark Barratt 10 September 2009
41 Appendix D. Excerpt report Roger Wools, 2006
42 Appendix E. List of additional photos on memory file
43