Great Hammerton Growth Area: Our Vision August 2015 Hammerton Growth Area Harrogate: Our Vision i Contents 1.0 Introduction 1 2.0 Our Vision 3 3.0 Principle of Development 5 4.0 Site Context 7 5.0 Townscape Character 9 6.0 Historic Context 11 7.0 Constraints 13 8.0 Opportunities 15 9.0 Design Concept 17 10.0 Transport and Accessibility 19 11.0 Deliverability and Next Steps 21 All images © Nathaniel Lichfield & Partners unless otherwise stated. Designed by Nathaniel Lichfield & Partners Ltd 2015. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent’s Wharf, All Saints Street, London N1 9RL. All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A ii 1.0 Introduction This document sets out Commercial Estates Group’s emerging vision for a mixed use, residential led development at land around Green Hammerton, to help meet the need for new homes in the Harrogate District over the 21 year Plan Period. It describes the assessments undertaken to date to create an initial illustrative master plan, and provides some background in respect of the planning and environmental matters to be considered moving forward. This document demonstrates firstly that a significant development is achievable at this location and secondly CEG’s eagerness to work with the Council and local stakeholders to bring this site forward for development as a sustainable community. Hammerton Growth Area Harrogate: Our Vision 1 2 2.0 Our Vision Our vision is to create a sustainable, mixed use community and infrastructure, with high design and environmental standards, respectful of its local heritage and context and its wider setting. The development will be deliverable, The following sections set out how commercially viable and contribute this vision translates into a masterplan positively to delivering around 5,000 for the development of Great homes, along with new, high quality Hammerton. employment provision. It will build on the existing infrastructure, such as the road and rail links, and provide all of the necessary additional infrastructure required to sustain the community. Hammerton Growth Area Harrogate: Our Vision 3 4 3.0 Principle of Development National Planning The Sites and Policies Development Taking into account the recent 2. One or more new settlements: Plan Document Submission Draft completions, existing planning This would provide an opportunity Policy (November 2013) (S&P DPD) sought permissions, sites identified as to create a long term plan for to deliver the Harrogate Core Strategy suitable for new homes, windfall sites The National Planning Policy settlements in less sensitive but housing requirement of 390 dwellings and an overall non-completion rate Framework establishes a presumption accessible locations with new per annum. However, following the of 10%, the Councils consultation in favour of sustainable development. infrastructure. It would relieve S&P DPD Examination in Public, the documents states a requirement For plan-making this means that pressure on the Green Belt, other Inspector recommended in a letter to identify future housing land to Local Planning Authorities should environmentally sensitive locations to the Council on the 29th April 2014 deliver around 6,364 homes. positively seek opportunities to meet and the infrastructure of existing that they withdraw the S&P DPD on the development needs of their area On behalf of CEG, NLP has prepared settlements. two grounds: in full. an assessment of the housing need in 3. A combination of extensions 1. Employment Land Requirements; and Harrogate district using its ‘Headroom’ A key requirement of the NPPF is for and new settlements: 2. Housing Requirements. model. This concluded that Harrogate Local Planning Authorities to ‘boost This option would provide scope for district will actually require at least significantly the supply of new homes’. In relation to housing requirements sustainable extensions to existing 800 homes per year, rather than 621, This is reflected by a requirement the Inspector specifically states: settlements in less sensitive locations equating to a need for 16,800 homes to seek opportunities to deliver a alongside improvement to local “It is accepted by the Council that over the plan period. Taking the wide choice of high quality homes, infrastructure. A smaller new new the submitted DPD falls considerably above factors into account, the including affordable homes, which growth area or growth areas could short of meeting the objectively Local Plan would need to identify widen the choice for home ownership also be provided. and create sustainable, inclusive assessed need. The DPD seeks to future housing land to deliver communities. provide 390 dwellings per annum, around 10,350 homes. Given the extent of the housing in line with the Core Strategy, as CEG’s view is that the district requirement and the district’s The NPPF provides the opportunity for opposed to the Strategic Housing housing requirement could be met environmental and infrastructure Green Belt boundaries to be reviewed Market Assessment (2011) projections in three basic ways: constraints, CEG’s view is this as part of the Local Plans process. (sub-national and employment led 1. Extensions to existing final option is likely to be the most projections) of 862 and 1,086. Other settlements: preferable in overall planning and Local Policy parties have put forward different – sustainability terms. but not dissimilar – figures. This is a This would require development in the The Harrogate district does not very substantial shortfall.” Green Belt and would place added The precise housing requirement for have an up-to-date plan setting pressure on the services, facilities and the district will be subject to further out its housing requirement. Policy The Harrogate district Local Plan infrastructure in historic settlements discussion, however, irrespective of SG1: Settlement Growth: Housing Issues and Options Consultation draft such as Harrogate, Knaresborough the final figure, the most sustainable Distribution of the Core Strategy states that there is a need to plan for and Ripon. and appropriate solution to delivering (adopted in February 2009) uses 13,041 new homes over the period of the housing needs of the district the Regional Spatial Strategy for the the Local Plan, based on a figure of would be to deliver a settlement of Yorkshire and Humber (RSS) housing 621 new homes per year. around 5,000 homes at Hammerton. requirement of 390 dwellings per annum (net). Hammerton Growth Area Harrogate: Our Vision 5 A61 A1(M) Killinghall Whixley Flaxby Knaresborough A59 Green Hammerton Goldsborough A59 Harrogate Kirk Hammerton A658 North Deighton Tockwith A1(M) Kirk Deighton Wetherby © Google Boston Spa 6 4.0 Site Context Green Hammerton is a new growth area sustainable location for a new settlement with key road and rail links to Harrogate and York, and beyond. The site surrounds Green Hammerton and is north of Kirk Hammerton, separated by the railway line. Whixley lies to the north west. Green Hammerton is located on the A59, 3.6 miles (5.8 km) from junction 47 of the A1(M). The A59 provides a direct road link to Harrogate, 11.9 miles (19.2 km) to the west and York, 10.1 miles (16.3 km) to the east. Kirk Hammerton and Cattal railway stations lie to the south of Green Hammerton on the Harrogate line, providing a regular service between Harrogate and York. TO NORTH Site YORKSHIRE Characteristics A1(M) 1. Proximity to A59 and A1, Harrogate and York KNARESBOROUGH GREEN HAMMERTON 2. Proximity to both Cattal and Hammerton railway stations. A59 A59 HARROGATE RAILWAY LINE YORK WETHERBY A1(M) TO LEEDS Hammerton Growth Area Harrogate: Our Vision 7 8 5.0 Townscape Character Locally distinctive townscape evolves Green Hammerton is a historic as a place over many years reflected settlement which has retained its in street layout, built form and traditional character within a rural character. setting. Both Green Hammerton and Kirk The village green is characterised by Hammerton have well defined main a wide open space fronted by houses trees, with a variety of buildings along a rural lane. in terms of size and design. The Buildings are typically wide fronted interaction with the surrounding framing the open space. Most houses countryside varies. are built in red brick with pantiled roofs, a consistent material palette is accented with distinctive architectural features. Hammerton Growth Area Harrogate: Our Vision 9 10 6.0 Historic Context Hammerton is derived from ‘tun’ and ‘hamor’ meaning ‘the homestead by a hill’. Boroughbridge Road passes through Green Hammerton and aligns with the Roman road from York to Aldborough. This road was the key route from Harrogate to York before the by-pass A59 was built in 1989. The village developed in linear form along the Roman Road and to either 1895 1910 side of The Green, which gave access to the Manor, now long gone. © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1895 © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1910 The East and West Yorkshire Junction Railway opened a route of 15 miles (24km) from York (Poppleton Junction) to Knaresborough in 1848. In 1851 a viaduct over the River Nidd completed the route to Harrogate. Hammerton and Cattal railway stations were stops on the original railway line. 1952 As demonstrated by the historic 1970 mapping, Green Hammerton has experienced limited growth and © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved. This map may not be reproduced without permission. 752863828 OS County Series: YORKSHIRE 1:10,560 1952-1953 © Crown Copyright and Landmark Information Group Limited 2015 all rights reserved.