HARROGATE DISTRICT SITES & POLICIES DPD Assessment of Site Options Volume 9: Pateley Bridge May 2013 CONTENTS 1.0 Introduction 2.0 Settlement Growth 3.0 Selection of Draft Allocations Appendices: Appendix 1: List of screened out sites Appendix 2: Settlement map showing all site options Appendix 3: Site schedules 1.0 INTRODUCTION Harrogate District Local Plan 1.1 Harrogate Borough Council is preparing the Harrogate District Local Plan which will guide development and conservation in the District up to 2021 and for housing 2023/24. This will comprise the Core Strategy (adopted 2009) and when adopted the Sites and Policies Development Plan Document. 1.2 The Core Strategy sets out a settlement hierarchy to guide the scale and location of new development within the district over the plan period. Up to 2023/24 the Core Strategy plans for the construction of 390 new homes per year throughout the District. The settlement hierarchy ranks settlements in terms of their relative size, function and access to services. Sites and Policies DPD 1.3 The Sites and Policies DPD will make allocations of land for housing and employment uses that reflects the above hierarchy as well as setting out policies to protect the character and heritage of the District and ensure development is of an appropriate scale, type and design. Allocations will also be made for new transport infrastructure and new sport where required. 1.4 The Council has already undertaken public consultations during 2004, 2006 and 2008 on site options and further consultation on Preferred Site Options for the District’s rural areas in 2010 and for the urban areas in 2011. Responses to these earlier consultations can be found on the Council’s website at www.harrogate.gov.uk/plan/Pages/Rural‐Areas‐Consult.aspx and www.harrogate.gov.uk/plan/Pages/Urban‐Areas‐Consult.aspx 1.5 The Council is now undertaking consultation on the Publication Draft Plan. This is a formal consultation stage and will be the final opportunity for interested parties to make representations, on all aspects of the draft plan, including urban and rural site options and district‐wide policies for managing development, before it is submitted to the Secretary of State. 2.0 SETTLEMENT GROWTH 2.1 Harrogate, Knaresborough and Ripon are the main urban centres of the District with a reasonably wide range of jobs, shops and services and are the focus of the District’s growth. Harrogate and Knaresborough will accommodate 48% and 14% of the overall District housing target respectively with Ripon accommodating 8%. 2.2 The focus for growth in the rural areas is the Group B settlements which comprise the market towns of Boroughbridge (3.5% growth), Masham (2% growth) and Pateley Bridge (3% growth) and the District’s villages that offer the best access to jobs, shops and services by non car transport. Identifying these areas as the focus for growth will ensure that the vitality and character of these settlements is maintained and enhanced. 2.3 In the District’s smaller villages where access to jobs, shops and services is more restricted opportunities for new market and affordable housing will be limited to appropriate development within the existing built up area or as small schemes which ‘round off’ their existing built up area. Small scale extensions to the built up area will be allowed, but solely for local needs affordable housing. Taken together the District’s villages will accommodate 21.5% growth. 2.4 In addition to meeting this housing growth there is also a need to find 5 hectares of employment land to meet the Core Strategy requirement for Harrogate and Knaresborough and 3 hectares in Boroughbridge. 3.0 SELECTION OF DRAFT ALLOCATIONS 3.1 In selecting sites for preferred development options the Council sought to achieve the following overarching objectives: For Group A settlements o To meet the Core Strategy housing requirement for Group A settlements of Harrogate, Knaresborough and Ripon and in Harrogate and Knaresborough to meet their employment requirements. o To provide more land than is required and thereby provide some flexibility, particularly in Ripon where regeneration and gypsum issues that may impact on deliverability o To provide a genuine choice in respect of Urban Extensions for Harrogate by identifying two consultation options. For Group B and C settlements o To provide as many villages as possible with some housing growth in order to maintain and enhance their vitality and character o To provide more land in Group B and C villages than is required and thereby provide some flexibility o To broadly meet the Core Strategy housing requirement for the Group B settlements of Boroughbridge , Masham and Pateley Bridge and in Boroughbridge to meet its employment requirement. 3.2 The housing yield from the preferred development options was more than required to meet the Core Strategy annual requirement over the plan period. This has allowed for a degree of choice in draft allocations. Following consideration of consultation responses, further discussions with infrastructure providers and a re‐examination of how sites perform against the selection methodology a number of sites that were identified as preferred development options have not been taken forward as draft allocations; some have amended boundaries and some not previously identified as preferred development sites have become draft allocations. 3.3 Full details of the site selection process, including how the findings of the Sustainability Appraisal have been taken into account, can be found in ‘Harrogate District Sites and Policies DPD: Site Selection – A Methodology Paper’. More information on the Sustainability Appraisal can be found in ‘Sustainability Appraisal Report. 3.4 Table 3.1 shows the number of new houses that is being planned for and how the Draft Allocations compares to the identified growth requirement. Table 3.1: Meeting the planned requirement (as at Sept 2012) As at 30th Sept 2012 Harrogate1 Knares Ripon Borough Masham Pateley Villages District borough bridge Bridge Plan period requirement 3744 1092 624 273 156 234 1677 7800 Existing supply 1736 466 548 282 47 27 1240 4346 Remaining requirement 2008 626 76 ‐9 109 207 437 3454 Requirement plus 5%2 2108 657 80 ‐9 115 217 459 3627 Draft allocations 2058 738 139 83 99 103 610 3830 Windfall allowance3 138 18 50 10 8 4 28 256 Total supply 2196 756 189 93 107 107 638 4086 Over / Under Supply 88 99 109 102 ‐8 ‐110 179 459 3.5 The remainder of this Report provides information on the sites that the Council has assessed in identifying Draft Allocations. It sets out: A list of those sites that were screened out at Stage 1 of the selection process with reasons why further assessment work has not been undertaken. Settlement Maps showing all site options (both Draft Allocations and Other Site Options) By settlement, information on the Draft Allocations first, followed by details of those sites not chosen 3.6 A range of information is provided on the site options that have been assessed and covers: Site details: Reference number, name and address, site description and development potential. The potential yield at this stage should be taken as indicative and may be subject to change as a result of further work. It also provides details on relevant planning history Suitability: This identified key constraint policies and designations Physical Issues: This covers a range of matters and includes ground conditions and flood risk Other Issues: This includes a summary comment from the Council’s Heritage and Design Function, where appropriate. Their detailed appraisals can be found on the Council’s website. This section also looks at Traffic Issues. Summary: This provides a round‐up of the key constraints and opportunities and for Draft Allocations it sets out some preliminary Development Guidelines. 1 Including Pannal 2 As required by NPPF(para 47) 3 As allowed by NPPF (para 48) APPENDIX 1 List of Screened Out Sites: Rural Settlement Code Site Description Screening Out Criteria Beckwithshaw RL2055 Land at Beechfield Site’s development, by virtue of its scale and location, Farm would clearly be inappropriate to the role, form and character of the settlement. Site cannot be satisfactorily accessed. Site lies within the statutory Green Belt, and should be screened out unless it is suitable for land allocation as a rural exception site under Policy HLP3 of the Core Strategy. Birstwith RL1028 Wreaks Road Site lies within the functional flood plain (zone 3b). Site size would need to be reduced below the allocation threshold in order to avoid the loss of recreational and amenity open space as protected by Harrogate District Local Plan Saved Policies R1 and HD12 and land mark woodland. Birstwith RL1033 Riversmead, Site is not large enough to accommodate 10 or more Birstwith dwellings in the District’s six main settlements, or 5 or more dwellings in Group B and C villages (the allocation threshold). Birstwith RL2053 Wreaks Mill, Site lies within the functional flood plain (zone 3b). Birstwith Birstwith RL4008 Land at Darley The site would only be adjacent to the development limit Road if an additional site were to be allocated. Bishop Monkton RL13 Site adjacent to 4, Site cannot be satisfactorily accessed. Vic. Terr., Bishop Monkton Bishop Monkton RL134 Land at Lawnfield Site is not large enough to accommodate 10 or more Drive, Bishop dwellings in the District’s six main settlements, or 5 or Monkton more dwellings in Group B and C villages (the allocation threshold). Bishop Monkton RL135 Land at Site size would need to be reduced below the allocation Boroughbridge threshold in order to avoid the loss of recreational and Road, Bishop amenity open space as protected by Harrogate District Monkton Local Plan Saved Policies R1 and HD12 and land mark woodland.