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Allocations

LOCAL DEVELOPMENT FRAMEWORK

Development Plan Document

Adopted 21 December 2010

Foreword

The Planning and Compulsory Purchase Act 2004

brought in major changes to the development plans

system. The old system of Structure Plans and Local

Plans is replaced by a Regional Spatial Strategy and a

Local Development Framework. This Council is

required to prepare the Local Development Framework

(or “LDF”) to replace the Local Plan.

Hambleton District Council welcomes the new system

because it will result in quicker, more flexible and

transparent plan preparation, and because of the

potential it offers to plan positively for the area by

shaping our District and the places it comprises. The

Council is committed to providing a high quality and

responsive planning service that meets the needs of

the community, and includes full community

involvement and engagement. It recognises that an

efficient and effective planning service is central to

delivering the Sustainable Community Plan for

Hambleton and the Council’s vision and

corporate priorities.

Our aim is to produce a Local Development

Framework that is distinctive to Hambleton, which is an

effective response to local issues and priorities, and

which contributes to our corporate vision of “Making

Life Better”.

This plan concerns one of the LDF Documents: the

Allocations Development Plan Document (DPD).

The Allocations DPD provides the site allocations and

details that will help to deliver the LDF’s Core

Strategy, which sets out the long-term spatial vision,

and the spatial objectives and strategic policies to

deliver that vision.

This document should be read together with the two

adopted DPDs, and two other important documents:

the Allocations DPD Consultation Statement, which

explains how participation has been undertaken and

how views have been taken into account; and the

Sustainability Appraisal, which shows how the

sustainability of the Allocations DPD has been

assessed at each stage in the process, and how the

findings have been taken into account to ensure that

the proposals contribute to achieving a truly

sustainable Hambleton.

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HAMBLETON LOCAL DEVELOPMENT FRAMEWORK

ALLOCATIONS - December 2010

Contents

Foreword ........................................................... i

1. Introduction and context ................................... 1

2. Principles of site allocation ............................... 7

3. Development Limits ........................................ 13

4. Bedale Sub Area ............................................ 15

5. Easingwold Sub Area ...................................... 63

6. Northallerton Sub Area ................................... 95

7. Stokesley Sub Area ...................................... 141

8. Thirsk Sub Area ............................................ 169

9. Summary: scale, distribution and timing of

allocations for the whole plan area ............... 203

10. Managing Delivery ........................................ 211

ANNEXES

Annex 1: Policies in the Hambleton District

Wide Local Plan replaced by the

Allocations DPD ..................................... 213

Annex 2: Community views ................................... 215

Annex 3: The approach to site selection ............... 233

Annex 4: Strategic Infrastructure Plan .................. 237

Annex 5: Revised Proposals Map

separate document

Annex 6: Monitoring and implementation ............. 265

Annex 7: Glossary ................................................ 275

MAP LEGEND ........................................................ 279

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1

1. Introduction and Context

The Hambleton Local Development

Framework (LDF)

1.1 This report forms the final stage in Hambleton

District Council’s work to replace the old-style

Hambleton District Wide Local Plan (DWLP) with

a new Local Development Framework or LDF.

The requirement to produce an LDF was

established by the new Planning and

Compulsory Purchase Act 2004 (hereafter

referred to as the Act), which came into force in

September 2004.

1.2 Under this Act the LDF, together with the

Regional Spatial Strategy (RSS), was to provide

the new “Development Plan”, replacing the

former District Wide Local Plan and County

Structure Plan. However on 6th July 2010 the

Secretary of State announced the revocation of

RSS with immediate effect. This means that the

RSS for Yorkshire and the Humber (May 2008):

the Yorkshire & Humber Plan is no longer part

of the Statutory Development Plan for Hambleton.

The Statutory Development Plan for the District

therefore comprises:

• Hambleton Local Development FrameworkCore Strategy (Adopted April 2007);

• Hambleton Local Development FrameworkDevelopment Policies Development PlanDocument (Adopted February 2008); and

• Hambleton Local Development FrameworkAllocations Development Plan Document(Adopted December 2010).

Throughout the document all mentions of RSS

have therefore been replaced by “former RSS”

and cross-referenced to this paragraph by

asterisk. The LDF can best be viewed as a

folder, which contains a number of documents.

1.3 This document – “Allocations” – concerns the

site specific allocations that form one of the

“Development Plan Documents” (DPDs) that

makes up the LDF. Annex 1 explains which

policies in the Hambleton District Wide Local

Plan (DWLP) are being replaced by this DPD.

There is no intention to carry forward any of the

DWLP components beyond adoption of the

Allocations DPD – so the adoption of this DPD

means that the DWLP is entirely replaced, and

the Proposals Map is similarly entirely that

derived from the LDF.

1.4 The Allocations DPD was submitted to the

Government on 18 December 2009 for

independent examination. Hearing sessions

were held between 12 to 27 May 2010 and the

Inspectors’ Report was received on 1 September

2010.

Other LDF documents

1.5 Two other Development Plan Documents within

the LDF have now been completed, and formally

adopted, following Public Examinations. The first

concerns the strategy at the heart of the new

Plan – the Core Strategy, which was adopted in

April 2007. This sets out the long-term spatial

vision, and the spatial objectives and strategic

policies to deliver that vision. The Core Strategy

should also be consulted for further details about

the nature of the LDF system and about the

planning context under which it is being prepared

– particularly relating to the close relationship of

the LDF with the Hambleton Community Plan

and the former Regional Spatial Strategy.*

1.6 The second document – the Development

Policies DPD – was adopted in February 2008,

and provides further details to assist the delivery

of the Core Strategy. The Development Policies

DPD also contains a number of policies that set

the approach or guide the development that is

proposed by the Allocations DPD.

1.7 Relevant to both the Development Policies and

this document (the Allocations DPD), a revised

Proposals Map has been prepared which shows

the site or area specific implications of these two

DPDs. The implications of the Allocations DPD in

terms of designations on the LDF Proposals Map

are shown in Annex 5, which contains the

revised Proposals Map.

1.8 The LDF system also provides for the

preparation of Supplementary Planning

Documents (SPDs). These are intended to

elaborate components of the adopted

Development Plan Documents. For example, an

SPD concerning the provision of Affordable

Housing was approved in June 2008.

The nature of the LDF

1.9 As well as its format, the purpose of the new LDF

system is also radically different from the

preceding development plan system. The LDF is

intended to be a “spatial” plan. The concept of

spatial planning is described fully in the approved

Core Strategy Annex 1 paras. 8 – 9. In essence,

spatial planning is concerned with places, how

they function and relate together – and its

objectives are to manage change to secure the

best achievable quality of life for all in the

community, without wasting scarce resources or

spoiling the environment. This approach goes

beyond the control of development and land uses

of the previous system, and provides an

opportunity for all parties and agencies to work

together to develop programmes and activities to

achieve a common vision for Hambleton, within

the spatial framework provided by the LDF. The

Allocations DPD is concerned with site-based

proposals that will carry forward the objectives of

the LDF, and help deliver the aspirations of all the

partners engaged in delivering this vision.

The link with other strategies

1.10 The nature of this spatial planning process

means that it is essential for the relationship

between the LDF and other strategies to be fully

taken into account. The LDF must be in

conformity with the former Regional Spatial

Strategy (RSS)*. Most of the implications of

former RSS* were addressed in developing the

Core Strategy, but a number of former RSS*

Policies are relevant to this Allocations DPD (for

example concerning the sequence for the

selection of land for development). The approved

version of former RSS* for Yorkshire and Humber

was published in May 2008, and the implications

of changes from the preceding draft RSS (within

which context the Core Strategy was prepared)

are considered in Section 2.

2



* Please see Paragraph 1.2 for the current position regarding the former RSS.

1.11 Particularly important, the LDF provides themeans of giving spatial expression to theSustainable Community Plan (both theHambleton Sustainable Community Plan and theNorth Yorkshire Sustainable CommunityStrategy). Thus, as described in this document,the allocations made here provide an opportunityto deliver the aspirations set out in theCommunity Plan, and in the Area Group ActionPlans which have been prepared as part of theCommunity Plan and its process. Similarly theywill provide an opportunity to assist in theachievement of the Local Area Agreement (LAA)developed to deliver the Community Plan. Theallocations made here also need to beconsidered in relation to the delivery of theprogrammes and activities of other partners (forexample utility companies, health bodies and theLocal Transport Plan) – these allocations canhelp to assist in the delivery of their objectives,and in turn many aspects of these programmeswill be important in achieving the developmentsproposed in the allocations.

The evidence base

1.12 In order to plan anything properly, it is essentialto have up-to-date and reliable information as towhat is happening now. Preparing the LocalDevelopment Framework is just the same.Accordingly, the Council has undertaken orcommissioned a number of technical studies,many of which support the development of thepreferred package of site allocations. Thefollowing can be obtained from the Council (andare available at: www.hambleton.gov.uk/LDF):

• Village Services• Housing Needs• Flood Risk• Town Centres• Open Space and Recreation• Economic Development• Spatial Study of the Hambleton Community

Plan and Area Group Action Plans.• Town Centre Parking• Housing Market Demand• Strategic Housing Land Availability

Assessment (SHLAA)• Strategic Housing Market Assessment

• Northallerton Allocations and Traffic Model;Northern Link Road Deliverability; Viabilityand Financial Appraisal

• Landscape and Settlement CharacterAssessment

• Viability of Housing Sites

Further background studies comissioned bydevelopers for allocation sites are also available.

Consultation and Sustainability Appraisal

1.13 This report needs to be considered together withtwo important documents which accompany it:the Allocations Consultation Statement and theAllocations Sustainability Appraisal (including theStrategic Environmental Assessment), both ofwhich can be found on the Council’s website.

1.14 The Allocations Consultation Statement explainshow extensive community involvement has beenachieved, and how views have been taken intoaccount throughout the stages leading up to thepresent. The Statement indicates how thisprocess followed the Council’s intentions set outin the Statement of Community Involvement (oneof the other components of the LDF). Althoughthe Regulations governing the preparation of theDPD changed in June 2008, the consultationprocess complied with the previous Regulations(current at the time of the preceding consultationstages), and indeed is consistent with therequirements of the latest Regulations. One ofthe key ingredients of the new LDF system is therecognition of the need for the earliest and fullestpublic involvement in the preparation of the newPlan. The Consultation Statement explains theprocess that has been undertaken, indicating howcomments have been assessed, balancing localconcerns with the achievement of the principlesalready established in approved LDF Documentsand with the intentions of the SustainableCommunity Plan (itself subject of consultation), inorder to influence the form of the submissionAllocations proposals. This process commencedwith consultation on issues and options in October2005, and was followed by participation on the“Preferred Options” for the Allocations, publishedfor discussion during October/November 2007. Abrief summary of these stages and the importantissues that were raised is given in Annex 2.

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1.15 The Allocations Sustainability Appraisal(including the Strategic EnvironmentalAssessment) or SA/SEA is a formal part of the

process, and is intended to ensure that the LDF

achieves sustainable development. At the same

time as the main LDF documents are prepared

the Council must undertake a separate and

concurrent evaluation of the sustainability of the

choices considered, and the options preferred.

An SA/SEA report has been produced along with

the Allocations DPD, the latest version of which

specifically related to the submission Allocations

DPD. In addition to this, under the Conservation

(Natural Habitats) Regulations 1994 the Council

has prepared a Habitats Regulations

Assessment Screening Report on the site

allocations.

Monitoring and implementation

1.16 The processes and main agents involved in

delivery and implementation are indicated

throughout this document, and in particular are

highlighted for each Site Allocation. Annex 6 sets

out the proposed performance indicators and

targets. Preparation of the LDF is not a once and

for all activity. It is essential to check that the

Plan is being implemented correctly, assess the

outcomes that result and check if these still

remain as intended, and as currently desired.

Annex 6 describes this process.

The Strategic Infrastructure Plan

1.17 One of the key functions of the LDF is to ensure

that sufficient infrastructure is available to

support the spatial development of the District,

and conversely that the proposals advanced

reflect likely infrastructure capacities, taking

account of the availability of funding for

improvements. This role is a key emphasis within

revised PPS12 – Local Spatial Planning,

published in June 2008. PPS12 para. 4.9

indicates that “good infrastructure planning

considers the infrastructure required to support

development, costs, sources of funding,

timescales for delivery and gaps in funding. This

allows for the identified infrastructure to be

prioritised in discussions with key local partners”.

1.18 These concerns are fully recognised in this DPD.

Each Sub Area section contains a review of the

strategic infrastructure requirements that have

been identified, and the justification for each

development proposal includes relevant details

of the related infrastructure requirements,

including those responsible for provision, timing

and sources of funding. Annex 4 draws these

ingredients together, in the form of the Strategic

Infrastructure Plan, which addresses overall

District requirements. A Supplementary Planning

Document (SPD) concerning Infrastructure

Delivery will be prepared shortly which will

provide practical details of how it is intended to

secure specific infrastructure elements, including

the methods of achieving appropriate funding.

1.19 The plan identifies where new infrastructure is likely

to be required but it only gives a snapshot of the

requirements as known at the time of the

preparation of this DPD and based on evidence

from 2008-2009. At the time of development coming

forward all infrastructure requirements will need to

be considered in the light of the needs at the time

and the tests of Government Circular 05/2005

(Planning Obligations) and the statutory tests in

Community Infrastructure Levy (CIL) Regulation

122. In particular that they are relevant to planning;

necessary to make the proposed development

acceptable in planning terms; directly related to the

proposed development; fairly and reasonably

related in scale and kind to the proposed

development; and reasonable in all other respects.

The Public Examination into the Allocations DPD

1.20 Under the new planning system, the examination

of each plan document has taken on a wider and

significantly different role. Although objections to

the document are still considered, as in the

former system (and must be addressed by the

Inspector), the primary purposes of the

examination are to consider whether preparation

of the plan document has been undertaken in a



5

manner which is legally compliant and that its

contents are “sound”. Sound means, in a

nutshell, “well-founded”. The presumption is that

the plan document is legally compliant and

sound, unless as a result of considering the

representations made and evidence considered

at the examination, it is proved not to be. The

document was found to be legally compliant and

“sound” by the Inspectors, subject to the

amendments made in this document.

Structure of this Allocations Document

1.21 Section 2 that follows provides specific details

about the principles adopted in the making of site

allocations, explaining the link with the Core

Strategy (in particular with the defined settlement

hierarchy). Section 3 addresses the definition of

Development Limits. Thereafter the structure of

this Document considers the site proposals for

each of the District’s five sub areas :

Section 4 Bedale

Section 5 Easingwold

Section 6 Northallerton

Section 7 Stokesley

Section 8 Thirsk

Section 9 provides a summary of all the

proposals for the LDF area as a whole in terms

of how the overall requirements of former RSS*

and the Core Strategy will be met. Section 10

provides advice on the main management

mechanisms the Council will use to ensure the

delivery of the allocations in this DPD to achieve

the long term spatial vision and objectives of the

Core Strategy.

1.22 The LDF does not duplicate national or regional*

planning policies and guidance. The relevant

wider policy context is stated throughout this

document, and cross-reference should be made

to the national or regional* policies or guidance

indicated.


6



USE OF THE LDF DEVELOPMENT PLAN

DOCUMENTS

By their very nature, many if not most of the

ingredients of the LDF documents are inter-related.

The LDF’s Strategy needs to be considered, and

delivered, as a package. Individual elements need

to be seen as components of an overall approach to

the future spatial planning of Hambleton.

This has one specific practical consequence, which

relates to cross-referencing. Where they are

particularly important, key cross-references are

identified within some policies or in the associated

text. But in general not all linked policies are stated.

Identifying all linked policies is not practically

possible, because it is difficult to determine in

advance which policies might be relevant. In

addition, including detailed cross-references would

not result in a concise and readable document.

Consequently, when considering development

relating to any particular Allocation in this

Document, it will be necessary also to consider

policies contained in the Core Strategy and in the

Development Policies DPD, which may contain

further guidance on how sites should be developed.

All policies apply wherever relevant, and whether or

not a specific cross-reference has been made. This

principle applies to the LDF as a whole – all the

relevant documents will need to be read together

when considering a specific proposal or issue.

7



2.1 The Allocations DPD is concerned with the

allocation of specific areas of land, to meet the

development requirements of Hambleton for the

plan period until 2021 (or longer, to 2026, in the

case of housing). The general principles that

have been adopted in selecting the sites for

different types of land use are discussed in this

Section. The main uses are for housing, for uses

that generate employment, and for communityand other uses (which include town centre uses

and recreation). A number of allocations are also

made for mixed uses, incorporating more than

one of these main categories.

2.2 Closely related to the allocation of specific areas

of land, and thus also covered within this

Allocations DPD, is the definition of Development

Limits around designated settlements: this is

considered in Section 3.

2.3 The most important principles or objectives

driving the allocation of land are as follows:

i. to reflect and deliver the strategy set out in

the adopted Core Strategy. The Core

Strategy itself conforms with national and

regional* guidance, and sets the scale and

distribution of development designed to meet

the District’s needs;

ii. to reflect the principles set out in the

Development Policies DPD, which gives

further detail to the Core Strategy, and helps

explain how it will be implemented. Important

examples include the detailed approach to

safeguarding the character and form of

settlements (Policy DP10), phasing the

release of housing land (Policy DP11), and

conserving biodiversity (DP31);

iii. to reflect national and regional (ie. former RSS)*

guidance. This includes for example the

Government’s approach and priority afforded

to building sustainable communities, and the

guidance on the selection and bringing

forward of housing land in PPS3 (Housing).

former RSS* also provides guidance on the

scale of housing land, and the sequence of

search for development sites;

iv. to reflect local views, as expressed through

the preceding LDF consultation stages, on

how individual settlements should or should

not develop.

These principles are now considered in more

detail for each of the categories set out above.

The practical approach undertaken by the

Council to select or reject sites, and thus to

identify the preferred package of sites for the

Sub Areas, based on the principles set out in this

Section, is described in detail in Annex 3.

Principles for making housing allocations in

each Sub Area

The scale, timing and distribution of housingdevelopment

2.4 Direction about the appropriate scale of housing

growth, and its distribution, is provided by both

the adopted Core Strategy and by former RSS*.

The Hambleton Core Strategy was prepared and

adopted in the context of the former RSS* at a

period when the latter was advancing through a

review. That review has subsequently been

concluded, with the publication of the former

RSS* in May 2008. As the later document, the

former RSS* must be taken to have precedence

over the Core Strategy (adopted April 2007), in

terms of its direction for the content of this

Allocations DPD. Balancing these

considerations, this Allocations DPD is designed

to be in general conformity with the adopted

former RSS* and Core Strategy – but where

there are any differences in context, the new

former RSS* will prevail. Of particular note, the

timescale of the new former RSS* runs to 2026

– and thus the timescale of this Allocations DPD

now follows the same period for housing.

2. Principles of Site Allocation




8

2.5 Former RSS* (May 2008) sets a new context for

this Allocations DPD, in terms of the overall scale

of provision for housing required, and its time

period. Former RSS* Policy H1 provides an

indicative net build rate for Hambleton of 320

dwellings pa. for the period 2004 – 2008, and

280 dwellings pa. for the period 2008 – 2026.

This level of growth is thus slightly different in

total, and in phasing, from the net requirements

contained in the adopted Core Strategy Policy

CP5 (320 pa. for 2004 – 2011; 290 pa. for

2011 – 2016; 260 pa. for 2016 – 2021).

2.6 Although the former RSS* requirement is no

longer expressed in five year blocks, phasing is

continued in this Allocations DPD since this is

consistent with guidance in PPS3 – Housing,

with the approach taken in the Council’s

Strategic Housing Land Availability Assessment

(SHLAA), and with the approach defined in

Policy DP11 in the adopted Development

Policies DPD. Phasing is an essential policy

component, if an appropriate level of availability

of housing land is to be achieved at all times.

2.7 Taking into account both the context provided by the

new former RSS* and the Core Strategy phasing,

the approach taken in this DPD is to re-define three

phases for housing land release, as follows:

Phase 1: 2004 - 2016

- taking account of the passage of time since

the base date and the subsequent adoption

of the Core Strategy, this Allocations DPD

merges the first two phases identified in the

Core Strategy (ie. 2004 – 2011 and 2011 –

2016) to create a new first phase. This should

ensure, on adoption of the Allocations DPD

(expected to be in early 2010), that some 6

years supply will remain in the first phase;

Phase 2: 2016 - 2021

- the time period covered by the second phase

is the same as the third phase identified in

the adopted Core Strategy;

Phase 3: 2021 - 2026

- this new third phase covers the additional

period now included by former RSS* (May

2008), ie. up to 2026.

2.8 For clarity and consistency, and to provide

correctly for new housing, the figures in this

Allocations DPD are based on gross rather than

net requirements. Former RSS* indicates an

assumption of the loss or clearance of 10 dwellings

pa. for Hambleton (and thus the net former RSS*

requirements are 10 pa. less in each period).

2.9 This means that this Allocations DPD is designed

to deliver, in the District as a whole, the following

total gross housing requirements, phased as

follows:

2.10 The distribution of this total requirement around

the District is determined by the approach set in

the adopted Core Strategy by Core Policy CP5A,

which identifies the overall proportion of

development required in each Sub Area. Two

complications need to be noted:

i. the proportions identified in Policy CP5A for

the Core Strategy’s first two phases (2004 –

2011 and 2011 – 2016) are combined to

provide the basis for the new first phase

(2004 – 2016) adopted in this Allocations DPD;

Phase 1: 2004 – 2016based on the former RSS* requirements of 330 pa. for 2004 – 2008;290 pa. for 2008 – 2016

3640

Phase 2: 2016 – 2021based on the former RSS* 290 pa.

1450

Phase 3: 2021 – 2026based on the former RSS* 290 pa.

1450

Total: 2004 – 2026 6540




9

ii. the proportions set by Policy CP5A for the

Core Strategy’s third phase (2016 – 2021)

which becomes the new second phase are

assumed to be continued for the Allocations

DPD’s new third phase (2021 – 2026),

introduced to be consistent with the longer

time frame of the new former RSS*.

Details of what this means for each Sub Area, in

terms of the required total levels of provision for

each of the time periods, are provided in each of

the Sub Area Sections of this DPD.

2.11 Within each Sub Area, the distribution of

development is also guided by the Core

Strategy: Policy CP6 establishes in particular

that at least 51% of housing development should

be in the Principal Service Centres of

Northallerton and Thirsk; in each Sub Area at

least two thirds of new housing will be

concentrated in its Service Centre; and in the

Service Villages limited housing will be

supported at a level appropriate to the needs of

the local communities. Very limited development

(eg. infill) that clearly supports a local need will

be accepted in the Secondary Villages – and

specific allocations will be made only in

exceptional circumstances.

2.12 The release of land identified in this Allocations

DPD needs to reflect the requirements of

Development Policy DP11, which establishes the

principles that should be taken into account in

phasing the release of land, to ensure that:

• the right amount is allocated in each phase

(consistent with former RSS* and Core Policy

CP5A);

• Government guidance set by PPS3

(November 2006) on the overall supply of

land is met. The phases of housing land

identified in this DPD are designed to be

consistent with the requirements of PPS3 –

ie. the first phase (to 2016) comprises sites

which are considered to be fully deliverable

(in the terms of PPS3 para. 54, they are

available now, suitable for development, and

likely to be achievable within the period). For

the remaining phases, all the sites are

considered to be developable, ie. in a suitable

location and with a reasonable prospect of

being achieved in the period. The Strategic

Housing Land Availability Assessment

(SHLAA) prepared by the Council with key

partners provides important evidence to

support the assumptions made about the

availability and developability in these terms

of the allocations made;

• the development is feasible in the relevant

timescale, eg. infrastructure capacity exists or

is programmed to be available;

• the most appropriate land for development is

used first. The criteria for considering the

suitability of individual sites are addressed

below, but one particularly important concern

is to ensure that where possible brownfield

land is used before greenfield sites. The

objective is to ensure that the allocations

proposed address the District target for

housing development of brownfield land set

by Policy DP12 (and consistent with the

requirements of former RSS*), ie. 55%.

2.13 Policy DP11 concerning phasing is supported by

housing “trajectories” (see Development Policies

DPD Annex 6 and the latest Annual Monitoring

Report), which establish for each year during the

plan period the likely scale of new allocations

that should be made, taking account of

completions and existing commitments (planning

permissions). In accordance with PPS3 (para.

58), a review of existing planning permissions for

housing (commitments) has been undertaken,

which demonstrates that each site is developable

and likely to contribute to the housing land supply

in the first phase (ie. up to 2016).




10

2.14 The figures in paragraphs 2.5 – 2.9 above, set

out in each Sub Area section and in Section 9,

are correct at the time of adoption of this DPD. In

order to ensure a continuous rolling programme

of a 5 year supply of deliverable sites, in

accordance with PPS3 and up-to-date housing

land requirements, the figures will be updated

each year. The mechanism for updating the

figures is set out in Section 10: Managing

Delivery.

2.15 The current position in each Sub Area with

regard to recent housing development since

2004, and current commitments, and thus the

residual requirement that needs to be identified

in the Allocations DPD, is set out at the start of

each of the following Sub Area sections. Given

the need for the Allocations DPD to be in

conformity with the principles set out both by

former RSS* and by the Core Strategy, the

targets set are fundamental requirements.

2.16 Together with the distributional strategy set by

Core Strategy Policies CP5A and CP6, national

and regional policy guidance also provides an

important direction for the process of seeking

appropriate land releases. Taking account of the

Core Strategy which defines the approach to

development in the defined hierarchy of

settlements (Principal Service Centres and

Service Centres, Service Villages and

Secondary Villages) in order to achieve

sustainable rural communities, and the additional

guidance provided by former RSS* Policy YH7

together with PPS3, a sequential approach

should be taken, with priority given in the

following order:

1. brownfield land within Principal Service

Centres/Service Centres;

2. other infill opportunities within Principal

Service Centres/Service Centres;

3. sites on the periphery of Principal Service

Centres/Service Centres or well related in

public transport terms;

4. brownfield land within Service Villages;

5. other infill sites within Service Villages;

6. sites on the periphery of Service Villages;

7. other sites.

This sequence of site search has been taken into

account in determining the process followed, as

described in Annex 3.

Housing site acceptability and sustainability

2.17 In addition to taking account of the strategic

direction on scale, timing, distribution and the

sequential approach, there is a wide range of

other important considerations that need to be

addressed, which can be subsumed under the

headings of settlement character, accessibility,

local issues and feasibility. These are considered

in more detail in Annex 3.

Windfall developments

2.18 Reflecting Government Guidance contained in

PPS3 (para. 59), no allowance is made for

“windfall” developments, ie. housing

development on sites other than those proposed

to be allocated. Nevertheless, it is certain that

windfall developments will occur (and such

proposals will be assessed under LDF Core

Policy CP6 and Development Policies DP8, DP9

and DP11). The scale of overall housing

development, including windfall development,

will be kept under continuous review, and

documented in the Annual Monitoring Report.

Depending on the cumulative scale of

development, action may need to be taken to

achieve the required “housing trajectory” (the

scale of housing needed in each phase in each

area – as set out in Development Policies DPD

Annex 6). If necessary this may involve using the

control mechanisms set out in Development

Policies DPD para. 4.4.5. The implications of

windfall development for managing the delivery

of allocated sites are considered in Section 10:

Managing Delivery.




11

Density of housing and brownfield land targets

2.19 A working assumption has been adopted that the

“yield” of housing on each site will be based on

at least 30 dwellings per hectare (ie. the

minimum advised by PPS3), except where there

are specific site constraints. Higher densities are

also proposed on many sites so as to make

more efficient use of land, but still respecting the

site surroundings. This is often the case on

larger sites in the towns, particularly on town

centre sites or where smaller dwellings are

expected to be provided and especially where

backed up by layout plans submitted by

developers to illustrate how this can be

satisfactorily achieved. On the whole densities

reflect what has been built on similar sites in

recent years and they are set at a relatively

modest level so as to respect the existing

environmental character and appearance and to

provide adequate space within and around

dwellings. The final density for the development

of each site will be determined at the planning

application stage taking into account all relevant

considerations.

2.20 For each proposed housing site, its status as

either brownfield (“brown”, ie. previously

developed) or greenfield (“green”, ie. never

developed) is indicated – to enable the

contribution of the proposals towards achieving

the LDF brownfield land target set in

Development Policy DP12 to be assessed.

Principles for making employment

development allocations in each Sub Area

The scale and distribution of employmentdevelopment

2.21 There are parallels between the principles for

making housing allocations (discussed in paras.

2.4 – 17 above) and for making allocations for

employment purposes. Core Policy CP10A

identifies the overall scale of development

required in each Sub Area – as a sub-division of

the District total established in Core Policy CP10.

In the case of employment land however, the

former RSS* context is far less directive than for

housing, and there is no equivalent extension of

guidance on total employment land requirements

in the former RSS* (May 2008) comparable to its

guidance on housing for the longer period to

2026. The Allocations DPD thus retains the Core

Strategy period of 2005 – 2021 in the case of

provision for employment land, but seeks where

possible to ensure that provision exceeds this

requirement (and thus makes a contribution to

requirements for the period to 2026). Mechanisms

for managing the delivery of employment land

are considered in Section 10: Managing Delivery.

2.22 Whilst there is a need to monitor the demand for

employment land and ensure that available

supply is adequate, and for example is physically

capable of being developed during the plan

period, there is not the same detailed concern

with regard to the timing of development as in

the case of housing. Guidance on the phasing of

release of employment sites in different time

periods is not therefore required. Take up of

employment land will be monitored through the

Annual Monitoring Report and the forthcoming

Employment Land Review.

2.23 The scale of new employment allocations that

should be made needs to take account of

existing commitments (planning permissions).

The likely scale of new allocations is anticipated

in the adopted Core Strategy para. 4.3.8.

2.24 The current position with regard to existing

permissions for employment uses is set out in

each Sub Area Section (4 – 8) following.

2.25 The distribution of development within the Sub

Area is also guided by the Core Strategy: Policy

CP11 establishes in particular that most new

employment development should be concentrated

in the Service Centre, and that in the Service

Villages opportunities for small-scale development

to meet local needs will be supported.




12

2.26 Together with the distributional guidance set by

Policies CP4 and CP11, national and regional*

guidance also provides an important direction for

the process of seeking appropriate land

releases. Former RSS* Policy YH7 establishes

that a sequential approach should be taken,

which effectively means (taking account of the

Core Strategy’s definition of the sustainable

hierarchy of settlements) that priority should be

given in the following order:

1. brownfield land within Principal Service

Centres/Service Centres;

2. other infill opportunities within Principal

Service Centres/Service Centres;

3. sites on the periphery of Principal Service

Centres/Service Centres or well related in

public transport terms;

4. brownfield land within Service Villages;

5. other infill sites within Service Villages;

6. sites on the periphery of Service Villages;

7. other sites.

This sequence of site search has been taken into

account in determining the process followed, as

described in Annex 3.

Employment site acceptability and sustainability


direction on scale, distribution and the sequential

approach, there is a wide range of other

important considerations that need to be

addressed, which – as in the case of the housing

allocations – can be subsumed under the


local issues and feasibility. These are considered

in more detail in Annex 3.

Principles for making allocations for

community and other uses

2.28 The justification and principles adopted in

relation to these uses depend on the particular

use proposed. For town centre allocations, the

Town Centres Study (December 2004), as well

as providing the basis for the definition in

Policies DP20 and DP21 of Town Centre and

Primary Retail Area boundaries (which establish

a policy approach to broad areas), also

recommended that a number of specific sites

were suitable for development related to a range

of town centre uses. A number of allocations for

these purposes are made within the Sub Area

Sections.

2.29 Other site allocations are made in relation to a

number of other community uses (including for

recreational purposes). These allocations reflect

especially local priorities expressed through the

Community Plan process.

2.30 Sites advanced under this community and other

uses category also provide the means of making

allocations which help deliver the plans and

proposals of the LDF’s spatial planning partners,

for example the County Council, in relation to the

proposals in the Local Transport Plan (LTP); and

the utility companies.

Site threshold

2.31 For practical reasons, and taking account of the

size of Hambleton District and the considerable

number of sites that have been advanced for

possible development, a size threshold has been

adopted for allocations for all uses: Only sites0.3 hectares or greater (or capable ofaccommodating 10 dwellings or more) areallocated within the LDF. Developments smaller

in scale than this threshold will be considered on

their merits, in accordance with LDF Policies, but

the acceptability of such developments is not

anticipated by making specific allocations on the

Proposals Map.




13

3. Development Limits

Development Limits are identified on the

Proposals Map, in accordance with Policies

CP4 and DP8, and taking account of the site

allocations made in this DPD.

3.1 The Core Strategy establishes the principle that

appropriate development will be supported within

the Development Limits (effectively the

boundaries) of those settlements that comprise

the identified sustainable settlement hierarchy

(Policy CP4) – and conversely, outside

Development Limits there will be firm restrictions

on development. Development Policy DP8

defines both the objectives of establishing each

boundary, and the principles that are to be

followed in setting the precise line on the ground.

Neither document established the actual

boundaries, which is a task that can only be

achieved at the same time as sites are allocated

to meet the identified need for development

during the plan period. Identifying sites for

development is the responsibility of the

Allocations DPD, and thus the definition of the

precise Development Limits is achieved through

this DPD, and the boundaries shown on the

revised Proposals Maps. Accordingly:

3.2 In establishing these boundaries, the

Development Limits boundaries contained in the

former District Wide Local Plan have each been

reviewed. The intention of defining these Limits,

to constrain appropriately the growth of each

settlement, is in fact little changed from that

contained in the preceding Local Plan. The

starting point has therefore largely been that the

existing District Wide Local Plan boundary is

appropriate and should be retained, unless:

i. proposals for new development are made –

in which case the boundary is amended to

include the new site within the Limits;



14

ii. minor changes are necessary to reflect the

factual existence of recent development;

iii. anomalies and inconsistencies (in the light of

the criteria identified in Policy DP8) indicated

that other amendments should be made;

iv. the outcome of consultation indicated a need

for change.

3.3 The Development Limits identified on the

Proposals Map have been subject of extensive

consultation at the Preferred Options stage, and

the Limits now included on the Proposals Map

have taken account of the responses received.

ALLOCATIONS - December 2010 - BEDALE


15

4. Bedale Sub Area

4.1 THE CORE STRATEGY CONTEXT

4.1.1 The main Sub Area specific requirements that

the Core Strategy places on the Bedale Area are

as follows:

• Spatial Principle 1 identifies the eastern part

of the Bedale Sub Area as being part of the

Area of Opportunity (which also contains part

of the Thirsk Sub Area and the southern part

of the Northallerton Sub Area). This area

has been defined to reflect its scope for

development based on accessibility, scale

of existing facilities and relative lack of

development constraints. Most of Hambleton’s

housing and employment development will

take place within this area;

• Spatial Principle 3 and Core Policy CP4

define the sustainable settlement hierarchy,

which in this Sub Area comprises the

following settlements:

Service Centre

• Bedale (with Aiskew)

Service Villages

• Crakehall

• Leeming Bar

• Snape

• West Tanfield

Secondary Villages

• Burneston

• Hackforth

• Kirkby Fleetham

• Leeming

• Scruton

• Thornton Watlass

• Well

• Former RSS* (May 2008) together with Core

Strategy Policy CP5A (see paras. 2.4 – 11)

establishes that the gross housing completion

targets for the following periods are:

• Policy CP6 requires that at least two thirds

of this housing development be located in

Bedale town, giving minimum targets as

follows:

• Policy CP9 sets the target of 40% of all

dwellings in Bedale Area to be “affordable”

(see Development Policy DP15 for definition);

• Policy CP10A sets a target level of 20

hectares of employment development in the

Bedale Area (out of 75 hectares in the District

as a whole). However, taking account of

existing land available with permission, the

Core Strategy estimates that only a further 3

hectares will need to be identified;

• Policy CP11 establishes the District-wide

principle that most employment development

will be encouraged to locate within Service

Centres – however in the case of Bedale, it

recognises that most development will be

encouraged to locate in Leeming Bar

(reflecting its status as a major employment

location and its strategic accessibility in

relation to the A1);

• Policy CP12 supports the local economy and

specifically transport investment – in the

Bedale area the upgrading of the A1 to

motorway standards and the proposed

Bedale/Aiskew/Leeming Bar Relief Road are

identified in the Development Policies DPD

by Policy DP16, which defines the protected

routes. Also, the development of the

Wensleydale Railway (extended from

Leeming Bar to Northallerton) is referenced

in Policy DP16.

• Policy CP14 defines the District-wide retail

hierarchy, identifying Bedale as a District

Centre, meeting the day-to-day needs of its

rural catchment.

16



Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Bedale Area 553 217 217 987

HambletonTotal 3640 1450 1450 6540

Phase 12004 - 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Bedale ServiceCentre 368 145 145 658


4.2 CURRENT DEVELOPMENT COMMITMENTS

Housing

4.2.1 The plan period for the LDF started on 1st April

2004. In order to establish the outstanding need

to allocate land for housing for the remainder of

the period (to 2026), account needs to be taken

of completions (the most recent information

being available up to 1st April 2008), and

outstanding commitments (ie. land with planning

permission for housing). All these commitments

have been reviewed, in order to establish that

they are consistent with LDF policies, and are

likely to contribute towards meeting the housing

land supply. The following table sets out the

current position, and the resulting residual

requirement which needs to be identified in this

DPD in the first phase, 2004 – 2016:

4.2.2 The remainder of this Section allocates land to

meet the requirements of Core Policies CP5A

and CP6 for the Sub Area – the first phase taking

account of completions and commitments as

indicated in this table.

Land for employment uses

4.2.3 Policy CP10A identifies the target level for

employment development in the Bedale Sub

Area for the period to 2005 – 2021 as 20

hectares. It is envisaged that approximately 17

hectares of employment land will be provided at

Leeming Bar Industrial Estate: land of this scale

is already available for employment use in that

location. Therefore, a further requirement of

around 3 hectares is needed in the Sub Area.

17



Settlement Completionsas at 01/04/08

Outstanding Commitmentsas at 01/04/08

Totalsas at 01/04/08

Residual to meet former RSS*& Core Strategy requirements

for Phase 1 (2004 – 2016)(= 553 for Sub Area, = min.

368 for Service Centre)

Bedale (with Aiskew) 64 76 140

Service Centre Total 64 76 140 minimum 228

Crakehall 2 3 5

Leeming Bar 31 13 44

Snape 2 5 7

West Tanfield 4 7 11

Service Villages Total 39 28 67 maximum 72

Burneston 0 2 2

Hackforth 3 5 8

Kirkby Fleetham 1 1 2

Leeming 0 0 0

Scruton 2 1 3

Thornton Watlass 5 3 8

Well 0 5 5

Secondary Villages Total 11 17 28 0

Others 8 10 18 0

Total 122 131 253 300


4.3 BEDALE SUB AREA:

STRATEGIC INFRASTRUCTURE

4.3.1 There are a number of key infrastructure projects

and requirements that are necessary for the

delivery of the allocations for the Bedale Sub

Area. The main elements are set out here, and

further details are provided in the supporting text

for each allocation or proposal. Annex 4 draws

these elements together to illustrate the

anticipated Strategic Infrastructure Plan for the

District. However it only gives a snapshot of the



from 2008-2009. At the time of development

coming forward all specific infrastructure

requirements will need to be considered in the

light of identified needs at that time and the tests

of Government Circular 05/2005 (Planning

Obligations) and the statutory tests in


122 in relation to the reasonable and necessary

requirements to enable development to proceed.

Major infrastructure

Sub Area wide

• A1 Dishforth to Barton Upgrade:

Government approved this scheme in March

2008. The first phase of the improvements

(Dishforth – Leeming Bar) begins in Spring

2009. This will include a new junction with

the A684 at Leeming Bar. This phase is

anticipated to be completed by 2012. The

second phase of improvements will then

begin between Leeming Bar and Barton.

The A1 upgrade will increase accessibility

across the Bedale Sub Area, providing

improved economic prospects and making

this key route much safer. Its benefits will be

felt across the District as well as within the

Bedale Sub Area.

Its construction will be undertaken by the

Highways Agency with Government funding.

• School Places:

Additional school places will be required in

certain areas of the Bedale Sub Area.

Financial contributions will be required

towards the provision of the additional school

places resultant from the development.

Developers will be required to liaise with the

education authority (NYCC Children and

Young People’s Service) to ascertain the

existing capacity within the local schools and

any predicted shortfall resultant from the

proposed development that needs to be

addressed.

• Local Health Care Facilities:

Increased or improved access to local health

care facilities may be required, with the main

focus of provision likely to be on the Service

Centre.

Bedale / Aiskew / Leeming Bar

• Bedale / Aiskew / Leeming Bar Relief

Road:

This proposal (line protected under Policy

DP16 and details provided through Allocation

BC2) is on the Regional Transport Board’s

Priority Project List for funding. It is intended

to divert the A684 route north of Bedale,

Aiskew and Leeming Bar from just west of

Bedale to east of Leeming Bar, connecting

with the proposed new junction with the A1 at

Leeming Bar. With the approval for the A1

improvements, this scheme has now been

identified for funding from the Regional

Transport Board having gained approval for

inclusion on the Project Priority List in

October 2008. Construction could be tied in

with the A1 work programme, particularly the

new Leeming Bar junction.

18



If funding were ultimately to be unsuccessful,

sites allocated for development will still come

forward and alternative provision relating to

traffic management resulting from

development will need to be undertaken,

such as improvements to junctions, increased

provision of sustainable forms of transport

and improvements to public transport.

The relief road will mitigate traffic congestion

through Bedale, Aiskew and Leeming Bar

whilst improving safety within these

settlements. It will also provide safer access

to the A1.

The project will be delivered by North

Yorkshire County Council with funding from

the Regional Transport Board.

• Improvements to the Footpath and

Cycleway Network:

Key improvements to the footpath and cycle

network across the Sub Area will be achieved

through the development of the site

allocations. These improvements include the

development of a route alongside the

Wensleydale Railway between Bedale Town

Centre and Leeming Bar. This will connect to

development sites within Aiskew and also

between the proposed Gateway Car and

Coach Park (BC1), via Bedale Beck to

Bedale Town Centre.

Such developments across the Bedale Area,

to be achieved through developer

contributions and other funding sources as

available, will aim to provide a more

sustainable transport option connecting

settlements around the Sub Area and beyond.

• Improvements to the Sewerage and

Sewage Disposal Infrastructure Network:

Developments will be required to provide,

where appropriate, necessary infrastructure

improvements. These improvements to the

sewerage and sewage disposal networks will

include increased capacity at sewage

treatment works (Leeming Bar Waste Water

Treatment Works) and may also include

significant improvements that benefit a wider

area than the development site. Where

relevant, these improvements are identified in

relation to each proposal, and set out in

summary below:

- Sites BH2, BH3, BH4, BH5, BH6 and BM2

in Aiskew will require improvements to the

local sewerage and drainage infrastructure

to accommodate proposed development;

- Sites BH9, BM4, BE1 and BC5 in Leeming

Bar will require improvements to the local

sewerage and sewage disposal

infrastructure, including sewage treatment

works, to expand its capacity to

accommodate the proposed development.

Bedale / Aiskew

• Gateway Car and Coach Park and

Associated Facilities:

This proposal (BC1) will provide parking and

associated facilities. Located north of St

Gregory’s Church and adjacent to the

proposed relief road, the Gateway Car and

Coach Park will provide the opportunity for

those travelling along the diverted A684 to

stop and visit Bedale whilst also reducing the

pressure for parking spaces and congestion

within the town centre.

The project will be delivered by the Council

and North Yorkshire County Council with

funding, in part, from the redevelopment of

existing car parks in Bedale.

19





20

• Renaissance Park:

This proposal (BC4) will provide an area of

landscaped parkland which will improve the

environment in the centre of Bedale (with

Aiskew). It will include footpath and

cycleways, improving the connectivity

between Aiskew and Bedale, and will be

situated adjacent to Bedale Station.

The project will be delivered by the District

Council with funding from developer

contributions and other organisations such as

Yorkshire Forward and the Lottery Fund.

Minor infrastructure

4.3.2 In addition to these major infrastructure issues,

smaller infrastructure works and schemes will

also be required across the Bedale Sub Area.

Details of these are included with specific site

proposals. These will include projects identified

through the Community Planning process.

Implementation of these will be achieved

through contributions provided through the

development of smaller sites allocated within the

Bedale Sub Area.



21

4.4 BEDALE TOWN (WITH AISKEW)

Strategic overview

4.4.1 Bedale (with Aiskew) is identified as a Service

Centre within the Settlement Hierarchy set out in

Policy CP4 of the Hambleton Core Strategy.

This means that its role as a Market Town has

been recognised as providing services and

facilities for the town and its hinterland. The town

has a wide range of businesses, retail uses,

schools, employment and medical services.

4.4.2 Key characteristics of Bedale (with Aiskew)

include:

• location of main facilities:These are generally in the Market Place,

Bedale (post office, supermarkets, public

houses etc). Bedale Leisure Centre is

situated approximately 800 metres south of

the town centre adjacent to the local primary

and secondary schools and there is a sports

club 800 metres to the west;

• location of main employment areas:The town centre has a wide range of retail,

business and commercial uses. However, the

main employment area for the Sub Area is at

Leeming Bar Industrial Estate to the north

east of Bedale (with Aiskew), east of the A1;

• main environmental constraints:The area between Bedale and Aiskew forms

an important visual separation and is

considered to be integral to the form and

character of the settlement in terms of Policy

DP10. Bedale Beck runs through this area,

which is liable to flood (Flood Zones 2 and 3).

The Bedale Conservation Area and a

concentration of listed buildings in the town

centre will also need to be taken into account

when considering development sites. A

number of sites in Bedale (with Aiskew) have

particular archaeological interest and potential;

• accessibility and infrastructure issues:The A684 runs through the heart of Bedale

(with Aiskew) and there is a pinch point for

traffic at the junction of Bridge Street and

Market Place in Bedale. The proposed relief

road (see Proposal BC2), to be linked to the

A1 motorway upgrade, would relieve some of

the traffic. However, funding has not yet been

secured for this road;

• significant areas of brownfield land:Bedale (with Aiskew) has several brownfield

sites with potential for redevelopment within

the central area. These sites are, however,

generally small scale with limited capacity.

Strategic approach to the development of

Bedale

4.4.3 The strategic approach to development in

Bedale (with Aiskew) reflects the outcome of

public consultation, and other factors such as the

priority to use the scattered sites within the built

up area before peripheral expansion. The main

development needs are to be provided for by

development focused to the east of Aiskew,

primarily south of the A684 and north of the

Wensleydale Railway. This approach has the

following main benefits:

• although the areas are outside previous Local

Plan Development Limits, they complement

the existing form of Aiskew and form a logical

approach to limiting impact on the settlement

and surrounding countryside – the railway track

forms a strong boundary to the settlement;

• there is potential for phasing development on

a site by site basis;

• a significant amount of brownfield and

degraded land will be developed;

• the sites provide a sustainable option as most

are located along existing public transport

routes to local shops and services;

• these sites are within reasonable walking/cycling

distance of Bedale town centre and closer to

Leeming Bar Industrial Estate and the A1;

• these sites are likely to be available in the

short to medium term, and would be suitable

for phased development: where possible

housing would be accommodated first on

sites nearest to the town centre;

• these sites have been identified by

respondents during consultation as the most

popular sites in Bedale (with Aiskew) for

housing.

4.4.4 In comparison, alternatives considered in

developing this approach were less sustainable.

Further significant development to the north of

Aiskew or to the south of Bedale would not be

suitable because it would significantly depart

from the existing form of the settlement,

potentially be prominent and more remote from

main services and facilities. Almost all the

opportunities in these directions would involve

taking exclusively greenfield land.

Allocations

4.4.5 This section lists the sites allocated for

development in Bedale (with Aiskew) town.

Summary Table B1 provides a full listing of all

the sites. Map B1 illustrates the location of these

sites in the town. However, the Proposals Map

must be consulted as the definitive source of the

boundaries. The policies allocating the sites and

setting out the details of their development

follow:

Summary Table B1:

Bedale Town (with Aiskew) Allocations

Land is allocated for development on the

following sites in Bedale Town (with Aiskew):

HOUSING

BH1 Masham Road, Bedale (1.5 ha)

BH2 Pig Farm, Aiskew (1.1 ha)

BH3 South East of Aiskew (5.8 ha)

BH4 The Abattoir, Aiskew (2.3 ha)

BH5 Wilberts Farm, Sandhill Lane, Aiskew (3.0 ha)

BH6 Lyngarth Farm, Bedale (2.5 ha)

MIXED USES

BM1 Bridge Street, Bedale (0.6 ha)

BM2 North East of Aiskew Pig Farm, Aiskew (3.3 ha)

COMMUNITY AND OTHER USES

BC1 Gateway Car and Coach Park, North of St

Gregory’s Church, Bedale (3.3 ha)

BC2 Safeguarded Route of the Bedale / Aiskew

/ Leeming Bar Relief Road

BC3 Footpath and Cycleway along the

Wensleydale Railway Corridor between

Bedale and Leeming Bar.

BC4 Renaissance Park between Bedale and

Aiskew (2.2 ha)

Detailed guidance on each allocation is set out onthe following pages.

22



Map B1

23



HOUSING Context1 This site is located within a residential area of

Bedale. It includes an area of allotments together

with adjacent scrubland. The site is surrounded by

residential, education and open space uses.

Proposed Development2 The site will be developed for housing, with

associated open space. It will complement

development already approved on adjacent land.

It is to be accessed directly from Masham Road,

through the area of the site already with planning

permission.

Development Requirements and Explanation3 The density and proportion of affordable houses

required reflect Core Policy and PPS3

requirements and the character of the

surrounding development and will be subject to

negotiation and, if necessary, the outcome of

economic viability assessment at the time of

making a planning application. This site will

complement the adjacent site to the south that

has planning approval.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated

that there was a high demand for all types of

housing in the Bedale Sub Area. A particularly

high demand was identified for four and five

bedroom homes in Bedale (with Aiskew).

Therefore, it is expected that development will

deliver a number of three, four and five bedroom

homes contributing towards meeting these

needs. However, the latest information at the

time of development should be used to inform

the type, size and tenure of housing

development to meet local needs in accordance

with Policy DP13.

5 An alternative site will be identified for the

relocation of existing allotments occupying the

site. Development will not be permitted to take

place until the allotments have been satisfactorily

relocated.

BH1 MASHAM ROAD, BEDALE (1.5ha)

This site is allocated for housing

development in Phase 1 (up to 2016),

subject to:

i. development being at a density of

approximately 35 dwellings per hectare,

resulting in a capacity of around 55

dwellings (of which a target of 40%

should be affordable);

ii. types and tenure of housing developed

meeting the latest evidence on local

needs;

iii. an alternative location being provided

for the current allotments occupying the

site;

iv. vehicular access to the site being taken

exclusively from Masham Road through

the development site to the south;

v. contributions from the developer

providing improvements to pedestrian

and cycle access in the area, particularly

retaining the public right of way across

the site and along Firby Road to local

facilities;

vi. contributions from the developer

towards providing public open space,

necessary infrastructure improvements,

particularly increasing sewerage and

sewage disposal capacity; and

vii. contributions from the developer

towards the provision of additional

school places and local health care

facilities as necessary.

24



6 Access to the site will be gained through the

existing developed area to the south, directly

from Masham Road.

7 Improvements to the local pedestrian network,

particularly in the Firby Road and Sussex Street

area, as identified in NYCC’s Traffic

Management Strategy, will be required to be

achieved through financial contributions from the

developer in liaison with NYCC Highways.

8 A public right of way runs through this site. This

should be retained either in situ as part of the

layout, or suitably diverted within a reasonable

distance and incorporated into the development.

9 The developer should provide any additional

capacity that may be needed for the local sewer

system to accommodate this development. The

developer will need to liaise with the relevant

organisations (eg. Yorkshire Water) to achieve

this. The developer will be required to make

financial contributions towards the provision of

additional school places and health care facilities

in the local catchment area if evidence from the

education and health authorities at the time of

the proposed development demonstrates that

the development will result in a deficiency.

Contributions will be administered by the

education and health authorities respectively.

Funding contributions should also be provided

towards the development of public open space at

the Renaissance Park (BC4).

Implementation10 This site is available for development in Phase 1

(up to 2016), subject to a suitable alternative site

for the allotments and their relocation being

achieved. NYCC and the Bedale Allotment

Holders Association are liaising on this, and it is

anticipated that this issue will be resolved in the

short term.

11 There are no apparent infrastructure issues that

would prevent development from occurring.

Access to the site can be achieved directly from

Masham Road through the area to the south that

now has planning approval.

12 The site to the south already has planning

permission for housing (approx. 20 dwellings)

and this site is therefore likely to be capable of

coming forward in Phase 1 (up to 2016) of the

plan period.

Justification13 This site is allocated because:

• it can be developed without prejudicing the

existing form and character of the settlement

as it is surrounded by existing built

development;

• the site is located within an existing

residential area and is close to schools, local

amenities and services (eg. post office,

supermarkets, public houses etc), which are

within reasonable walking distance (400m);

• the public perception (evident from comments

made during public consultation) is that the

land is suitable for and would benefit from

development;

• it could provide housing of an appropriate type

and tenure to meet the identified need set out

in the latest evidence for local housing needs;

• the site is within walking distance of and

accessible to public transport;

• it is available with developer interest.

25



Context1 These sites are located on the south east side of

Aiskew – south of the A684 and north of the

Wensleydale Railway. Site BH2 is currently in

use as a pig farm and adjoins Site BH3 to its

south west and Site BM2 to its north east. The

eastern part of Site BH3, adjoining Site BH2, is

occupied by a former hatchery. The western part

of BH3 is in agricultural (pasture) use. Both sites

adjoin residential properties to the north west

and open countryside (over the railway line) to

the south east.

Proposed Development2 The two linked sites will be developed for

housing, reflecting the layout identified in

Diagram BH2/BH3/BM2 below, and will include

public open space.

Development Requirements and Explanation3 For reasons of access and residential amenity,

development should take place first, if possible,

on the area of land currently occupied by Aiskew

House Farm, utilising the existing access for

Aiskew House Farm direct from the A684 (see

Diagram BH2/BH3/BM2). The removal of this

existing pig farm will significantly reduce the level

of noise and odour nuisance experienced by

nearby existing and future residents.

4 Upon completion of this area of the site, the

remainder will then be developed. A further

access will be gained by the second access

point to the A684 through the existing frontage of

the former Cartman’s Nursery, as indicated on

Diagram BH2/BH3/BM2. The details of this

should be agreed between the developer and

NYCC Highways prior to any development taking

place. Potential access from the site into Site

BM2 adjacent should also be accommodated

and agreed with NYCC Highways.

BH2 PIG FARM, AISKEW (1.1ha)

BH3 SOUTH EAST OF AISKEW (5.8ha)

These linked sites are allocated for

housing development, subject to:

i. development of Site BH2 beingdelivered in Phase 1 (up to 2016), at adensity of approximately 35 dwellingsper hectare, resulting in a capacity ofaround 38 dwellings (of which a targetof 40% should be affordable);

ii. development of Site BH3 beingdelivered in Phase 1 (up to 2016) andPhase 2 (2016-21), at a density ofapproximately 35 dwellings perhectare, resulting in a capacity ofaround 203 dwellings (of which a targetof 40% should be affordable);

iii. types and tenure of housing developedmeeting the latest evidence on localneeds;

iv. suitable and satisfactory access beinggained to the sites from the A684 andan appropriate design and loop layoutof the development being achieved;

v. potential access from this site to SiteBM2 adjacent being retained as part ofthe design and layout of anydevelopment of Sites BH2/BH3;

vi. contributions from the developertowards providing public open space,enhancement of footpath and cyclewaylinks including the public right of waywhich crosses this site and along theWensleydale Railway route, includingimprovements to Bedale Bridge andany sewerage and sewage disposalinfrastructure improvements requiredto accommodate new development inthe area; and

vii.contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.

26



5 The Housing Needs Study 2004, updated bythe Housing Market Demand Study 2008,

indicated that there was demand for all types of

housing in the Bedale Sub Area. However, in

the Bedale (with Aiskew) settlement, a high

demand was identified for four and five

bedroom dwellings and also flats. Therefore, it

is expected that development will deliver a

number of three, four and five bedroom homes

that will contribute towards meeting these

needs (and that sites elsewhere in the Bedale-

Aiskew settlement and the wider Sub Area will

contribute towards meeting the need for one

bedroom units and flats). However, the latest

information at the time of development should

be used to inform the type, size and tenure of

housing development to meet local needs in

accordance with Policy DP13.

6 Housing development on these sites should be

at a density of approximately 35 dwellings per

hectare. This rate reflects the location of the site

on the edge of the settlement and the character

of the surrounding development. The proportion

of affordable houses required reflects Core

Policy CP9 requirements and will be subject to



making a planning application.

7 Developer contributions will be sought towards

the provision of public open space in the area, in

particular relating to the Renaissance Park

(BC4), the footpath and cycleway alongside the

Wensleydale Railway line. The developer will be

required to make financial contributions towards

the provision of additional school places and

health care facilities in the local catchment area

if evidence from the education and health

authorities at the time of the proposed

development demonstrates that the development

will result in a deficiency. Contributions will be

administered by the education and health

authorities respectively.

8 The developer will be required to provide any

sewerage or sewage disposal infrastructure

improvements needed to accommodate the new

development and will need to liaise and agree

this with Yorkshire Water, prior to development.

9 Developer contributions will be required where

the local sewerage system does not have

capacity to accommodate the foul and/or surface

water from this development.

10 Access to land alongside the Wensleydale

Railway will be required from these sites to

connect the footpath and cycleway links towards

Bedale Town Centre and Leeming Bar. This

should be agreed and confirmed by the

landowners and developer prior to any

development taking place.

11 Boundary screening and landscaping along the

south eastern boundary of these sites will be

required supplementing that which exists already

along the Wensleydale Railway line to ensure

minimal visual impact on the landscape.

Implementation12 This combined area is in different ownerships

that need to be resolved prior to development.

However, current development interest suggests

that acquisition of the relevant parcels of land

can be achieved in the short to medium term.

Therefore, it is anticipated that development will

take place in Phase 1 (up to 2016) and Phase 2

(2016-2021) of the plan period.

13 A comprehensive development strategy for

highways, sewerage and other infrastructure

improvements including the means of securing

funding for such strategic infrastructure

improvements will be required for these combined

sites (and should also take account of the

development implications of Site BM2). This must

be in place prior to any development occurring

and should be provided by the developer in liaison

with the relevant statutory organisations.

27



Justification14 These sites are proposed for development

because:

• the redevelopment of the pig farm and

hatchery for housing will improve the

residential amenity of the area and minimise

the need to develop more open greenfield

sites;

• residential development on these sites will

have relatively little impact on the form and

character of the settlement as they are

contained to the south by the physical

boundary of the Wensleydale Railway and to

the west by housing;

• they will provide improvements to the local

sustainable footpath and cycleway network,

with improved links to Bedale town centre

and Leeming Bar, avoiding the A684;

• the sites are within walking distance of and


• the sites are available with developer interest.

Diagram BH2/BH3/BM2

28



Context1 This is a site situated close to the A684 route

through Aiskew. It is currently underused and its

appearance is poor with a number of disused

buildings on site. There is an access to the site

directly onto the A684.

2 The surrounding uses include residential

development to the north west, a railway along

its southern boundary and open countryside to

the east.

Proposed Development3 This site will be developed for housing, accessed

directly from the A684, and include peripheral

landscaping.

Development Requirements and Explanation4 Housing development on this site should be at a

density of at least 35 dwellings per hectare. This

rate reflects the location of the site on the edge

of the settlement and the character of the

surrounding development. The proportion of

affordable houses required reflects Core Policy

CP9 requirements and will be subject to






housing in the Bedale Sub Area. However, a

particularly high demand was identified for four

and five bedroom homes in Bedale and Aiskew.


deliver a number of three, four and five bedroom

homes contributing towards meeting these needs.

However, the latest information at the time of

development should be used to inform the type,

size and tenure of housing development to meet

local needs in accordance with Policy DP13.

6 The site will be landscaped to provide an

attractive environment and soften the impact of

the development from the adjacent Wensleydale

Railway. In addition, footpath and cycleway links

will be developed from the site along the

Wensleydale Railway route, which provides a

sustainable transport option towards Bedale

town centre and Leeming Bar. This link will

connect other development sites in Aiskew and

Bedale. Developer contributions will be sought

towards the provision of these links and towards

the provision of public open space, in particular

relating to the Renaissance Park (BC4).

7 The developer will be required to make financial

contributions towards the provision of additional

school places and health care facilities in the

local catchment area if evidence from the






BH4 THE ABATTOIR, AISKEW (2.3ha)


development in Phase 2 (2016-2021),

subject to:


approximately 35 dwellings per

hectare, resulting in a capacity of

around 80 dwellings (of which a target

of 40% should be affordable);



needs;

iii. contributions from the developer

towards providing public open space,

provision of footpath and cycleway

links along the Wensleydale Railway

towards Leeming Bar and Bedale town

centre including improvements to

Bedale Bridge and, if required,

additional drainage and sewerage

infrastructure; and

iv. contributions from the developer




29



8 Developer contributions will also be required

where the local sewerage system does not have



9 Boundary screening and landscaping along the

south eastern boundary of the site will be

required supplementing that which exists already

along the Wensleydale Railway line to ensure

minimal visual impact on the landscape.

10 NYCC Heritage and Environment will require a

full archaeological survey of the site prior to any

development.

Implementation11 This site is available in the short to medium term

with current developer interest. An indicative

layout scheme has already been produced for

the site by a developer. There are no significant

constraints to its development.

12 The site is anticipated to come forward in Phase

2 (2016-2021) in line with the sequential and

sustainable release of sites within Aiskew and

Bedale.

Justification13 This site has been allocated because:

• its development provides the opportunity for a

number of dwellings to be located on

brownfield land within the Service Centre

which would be within walking and cycling

distance of local services and facilities,

including public transport using the A684;

• its development would have relatively little

impact on the form and character of the

settlement;

• its development will have a positive impact on

the visual appearance of the site;




Context1 This site lies on the north east edge of Aiskew. It

was formerly a chicken farm, but this use hasceased, and it has planning approval for storageuse within some of the sheds on site. It adjoinsresidential development to the south and opencountryside to the west, north and east.

BH5 WILBERTS FARM, SAND HILL LANE,

AISKEW (3.0ha)



subject to:








needs;

iii. suitable access being gained from

Sand Hill Lane;

iv. provision of landscaping to limit the

visual impact on the approach to

Aiskew from the north east;

v. the adjacent remainder of the farm

buildings to be cleared and the area

landscaped or returned to agricultural

use;


towards providing footpath and

cycleway links to the A684 and the

Wensleydale Railway footpath and

cycleway route including improvements

to Bedale Bridge, public open space

and, if required, additional drainage and

sewerage infrastructure; and

vii.contributions from the developer




30



Proposed Development2 The site will be developed for housing, accessed

directly from Sand Hill Lane, and will include alandscaped area along the north eastern boundary.


density of at least 35 dwellings per hectare,reflecting its location on the edge of thesettlement and its proximity to existingdevelopment. The proportion of affordable housesrequired reflects Core Policy CP9 requirementsand will be subject to negotiation and, if necessary,the outcome of economic viability assessment atthe time of making a planning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was a high demand for all types ofhousing in the Bedale Sub Area. A particularlyhigh demand was identified for four and fivebedroom homes in the Bedale (with Aiskew)settlement. Therefore, it is expected thatdevelopment will deliver a number of three, fourand five bedroom homes contributing towardsmeeting these needs. However, the latestinformation at the time of development should beused to inform the type, size and tenure ofhousing development to meet local needs inaccordance with Policy DP13.

5 The developer will be required to providesuitable vehicular access to the site from SandHill Lane, which will need to be widened onapproach to the site. This should be agreed withNYCC Highways prior to development.

6 A significant landscaped area will be required tobe planted along the north eastern boundary ofthe site, to screen the development from theopen countryside and soften any potential visualimpact on the approach to Aiskew from the northeast along Back Lane and the A684.

7 Pedestrian access to bus stops, and cycleaccess to the A684 and Bedale town centre andthe wider footpath and cycleway network, willneed to be provided from the southern end of thesite. Financial contributions must be made by thedeveloper towards the Wensleydale Railwayfootpath and cycleway route. A full traffic

assessment will also be required as part of aplanning application, in liaison with NYCC Highways.

8 Developer contributions will be required towardsthe provision of public open space in the area, inparticular relating to the Renaissance Park(BC4). The developer will be required to makefinancial contributions towards the provision ofadditional school places and health care facilitiesin the local catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

9 Developer contributions will also be requiredwhere the local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.

10 NYCC will require a full archaeological survey ofthe site prior to any development.

Implementation11 Improvements to vehicular access arrangements

will be required, including improvements andwidening of Sand Hill Lane, prior to anydevelopment taking place on site. The site isintended to be released in Phase 3 (2021-2026)because sites in more sustainable andaccessible locations in Bedale with Aiskewshould be developed first.


• it is a brownfield site, in part, providing theopportunity for a significant number of dwellings;

• its development would have relatively littleimpact on the form and character of Aiskew;

• its development contributes towards the localneed for affordable housing;

• its development will improve the appearanceof this site, the amenity for local residents andthe wider community, and is supported byAiskew and Leeming Bar Parish Council;

• the site is within walking distance of andaccessible to local public transport services toBedale town centre and its facilities;


31



Context1 This site is located on the eastern edge of Bedale

town and is accessed directly from South End. It issurrounded by open countryside to the east andnorth (across South End) and by existingresidential development to the west and south.

Proposed Development2 This site will be developed for housing with

peripheral landscaping, accessed directly fromSouth End.


density of at least 30 dwellings per hectarereflecting its location on the edge of thesettlement and the character of the adjacentdevelopment. The proportion of affordablehouses required reflects Core Policy CP9

requirements and will be subject to negotiationand, if necessary, the outcome of economicviability assessment at the time of making aplanning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was a high demand for all types ofhousing in the Bedale Sub Area. A particularlyhigh demand was identified for four and fivebedroom homes in Bedale and Aiskew.Therefore, it is expected that development willdeliver a number of three, four and five bedroomhomes contributing towards meeting theseneeds. However, the latest information at thetime of development should be used to informthe type, size and tenure of housingdevelopment to meet local needs in accordancewith Policy DP13.

5 Developer contributions will be sought towardsthe provision of public open space (in particularrelating to Renaissance Park – Allocation BC4)in the area, footpath and cycleway links toBedale town centre, facilities on Firby Road andalongside the Wensleydale Railway line. Thedeveloper will be required to make financialcontributions towards the provision of additionalschool places and health care facilities in thelocal catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

6 The site will require robust screening to itseastern and southern boundaries to minimise itsvisual impact on the local landscape.

7 Developer contributions will be required wherethe local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.

Implementation8 The site is available in the short term with

interest from a developer. However, the site isintended to be released in Phase 3 (2021-2026)because brownfield sites and sites in moresustainable and accessible locations withinBedale (with Aiskew) should be developed first.

BH6 LYNGARTH FARM, BEDALE (2.5ha)



subject to:








needs;

iii. contributions from the developer towards

providing public open space, provision of

footpath and cycleway links towards

Bedale town centre, improvements to

pedestrian access along Firby Road

and, if required, additional drainage and

sewerage infrastructure; and





32




• its development would have relatively little impacton the form and character of the settlement;

• it will provide housing within walking andcycling distance of Bedale town centre,schools, health and leisure facilities andpublic transport services;

• the site is within walking distance of andaccessible to public transport;


Context1 This site is situated close to the town centre of

Bedale, and lies within the Bedale Conservation

Area. The surrounding uses of this site include

employment, retail, open space and some

residential areas. The northern edge of the site

adjoins the Bedale Beck.

Proposed Development2 This mixed development will involve the

redevelopment of existing buildings along Bridge

Street to form ground floor retail and offices and

first and second floor residential use. Some

existing properties will be retained and

incorporated into the development of this site

Development Requirements and Explanation3 This site will be redeveloped in line with the

Bedale Renaissance Market Town Masterplan,

relating to the Bridge Street Improvement

Scheme. It should assist in improving the

appearance of the town centre and bolster its

economic activity. It will improve the retail offer

of Bedale and the supply of business premises.

4 The proportion of mixed development will allow

ground floor uses for retail and offices, whilst first

and second floor use will be residential.

5 Since the site lies within the Bedale

Conservation Area, redevelopment would have

an impact on the area’s architectural and historic

character. This will need to be taken into account

in the design solution. It is expected that

development should rise to a maximum of three

storeys and should reflect the existing roof ridge

lines in the surrounding area.

6 Housing development on this site should be at

least 40 dwellings per hectare in view of its town

centre location and the character of surrounding

development. The proportion of affordable

houses required reflects Core Policy CP9

requirements and will be subject to negotiation

and, if necessary, the outcome of economic

viability assessment at the time of making a

planning application.

BM1 BRIDGE STREET, BEDALE (0.6ha)

This site is allocated for mixeddevelopment, including housing in Phase1 (up to 2016), retail and office use,subject to:

i. development being at a density ofapproximately 40 dwellings perhectare, resulting in a capacity ofaround 25 dwellings (of which a targetof 40% should be affordable);

ii. types and tenure of housing developedmeeting the latest evidence on localneeds;

iii. ground floor uses along the BridgeStreet frontage including retail andoffice development with upper floorsbeing residential;

iv. development respecting the characterand appearance of the BedaleConservation Area, being of highquality design and creating a fittinggateway to the town;

v. contributions from the developertowards providing public open space,improvements to the footpath andcycleway network and, if required,drainage and sewerage infrastructure;and

vi. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.

33



MIXED USES



housing in the Bedale Sub Area. However, in the

Bedale (with Aiskew) settlement, a particularly

high demand was identified for flats and four and

five bedroom dwellings. Therefore, it is expected

that this development will deliver a number of

one and two bedroom flats that will contribute

towards meeting these needs, whilst also

providing choice. Sites elsewhere in the Bedale

– Aiskew settlement and the wider sub-area will

contribute towards meeting the need for four and

five bedroom dwellings. However, the latest

information at the time of development should be

used to inform the type, size and tenure of



8 Due to the potential flood risk (Flood Zone 3)

adjacent to the north eastern edge of the site,

suitable flood defence measures will be required

to mitigate any flooding impact. Alternatively, a

slight reduction in housing yield may be

necessary caused by the design and layout of

the site accommodating the area of flood risk.


the provision of public open space in the area (in

particular relating to Renaissance Park –

Allocation BC4), and to footpath and cycleways

alongside the Wensleydale Railway. The

developer will be required to make financial













11 There is sewerage infrastructure crossing thesite that may affect future site layouts.

Implementation12 The development of this site is anticipated to

coincide with works relating the improvement ofthe Bridge Street area through the RenaissanceMarket Town Plan. However, land within the sitelies within multiple ownerships. This will have abearing on land assembly and timing fordevelopment. Therefore, development is notanticipated to occur until the latter stages ofPhase 1 (up to 2016) of the plan period.


• it is a brownfield site with good access toservices and facilities;

• it is situated in a sustainable location close toBedale town centre;

• mixed uses can be accommodated in areaslocated close to Bedale Market Place: A1, A2and B1 uses on the ground with residentialuse on first and second floors;

• the Town Centres Study suggests it hasscope for these uses;

• development will help deliver proposals in theBedale Renaissance Market TownMasterplan, and further strengthen thecommercial offer, economic activity andviability of Bedale (with Aiskew);

• the site is within walking distance of andaccessible to public transport.


34



Context1 This site is currently in agricultural use (pasture).

It adjoins residential development to the north

west, Site BH2 to the south west, a garage and

workshops to the north east and farmland over

the Wensleydale Railway to the south east.

Warwick House, to the north west of the site, is a

Grade II Listed Building.

Proposed Development2 The proposed broad distribution of development

in this area is indicated in Diagram

BH2/BH3/BM2 (see allocation BH2/BH3). The

uses will comprise housing, a local convenience

store, B1 employment development, community

open space incorporating a community

garden/allotment, together with related car

parking and cycle parking.

Development Requirements and Explanation3 The development of this site should form part of

the wider comprehensive development for this

area of Aiskew, incorporating Sites BH2 and BH3

to the south west as shown on Diagram

BH2/BH3/BM2.

4 Vehicular access to the site needs to be provided

through the development of Site BH4 and / or

directly from the A684, subject to the landowners’

agreement. NYCC Highways have stated that

access through Site BH2 is possible.

Employment development, including the

proposed retail facility should ideally be

accessed directly from the A684.

5 Housing development on this site should be at

least 35 dwellings per hectare as part of the mix

of uses on this site based on its relationship to

the character of surrounding development. The

proportion of affordable houses required reflects

Core Policy CP9 requirements and will be

subject to negotiation and, if necessary, the

outcome of economic viability assessment at the

time of making a planning application.

BM2 NORTH EAST OF AISKEW HOUSE PIG FARM, AISKEW (3.3ha)

This site is allocated for mixed developmentincluding housing in Phase 2 (2016-2021),retail, employment and community uses,subject to:

i. housing development (approx. 1.2ha)being at a density of approximately 35dwellings per hectare, resulting in acapacity of around 42 dwellings (of whicha target of 40% should be affordable);


iii. provision of a small scale convenienceretail facility (approx. 0.25ha), to servethe local community being located on theA684 frontage;

iv. employment uses (B1) (approx. 1.1ha),respecting other on-site uses, beinglocated to the rear (south) of the site,adjacent to the railway;

v. provision of on-site public open space(approx. 0.75ha), comprising acommunity garden with allotments,being located to the rear of the site;

vi. development proposals safeguarding thecharacter and setting of Warwick House,a Grade II listed building;

vii.contributions from the developertowards providing public open space,footpath and cycleway links to and alongthe Wensleydale Railway route includingimprovements to Bedale Bridge;

viii.contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary; and

ix. suitable access being gained to the sitefrom the A684 for all proposed uses.

35



6 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was demand for all types of housing inthe Bedale Sub Area. However, in the Bedale–Aiskew settlement, a high demand was identifiedfor four and five bedroom dwellings and also flats.Therefore, it is expected that development willdeliver a number of three, four and five bedroomhomes that will contribute towards meeting theseneeds (and sites elsewhere in the Bedale (withAiskew) settlement and the wider sub-area willcontribute towards meeting the need for onebedroom units and flats). However, the latestinformation at the time of development should beused to inform the type, size and tenure ofhousing development to meet local needs inaccordance with Policy DP13.

7 Evidence supports a need for a localconvenience retail facility which will be locatedon the A684 frontage of the site. However,market demand will need to be assessed at thetime of development. There will also be provisionfor some small office units for local business use.

8 In addition, part of the site has been identified forcommunity uses including the provision of acommunity garden and small allotments. A suitablelandscaping scheme should also be incorporatedto provide an attractive transitional environmentwithin the site and the surrounding area.

9 Warwick House is a Grade II Listed Building.Development proposals for this area will berequired to safeguard the character and settingof this building.

10 Developer contributions will be sought towardsthe provision of public open space (in particularrelating to the Renaissance Park (BC4) in thearea and footpath and cycleway links alongsidethe Wensleydale Railway line and linking withSites BH2, BH3, BH4 and BH5. The developerwill be required to make financial contributionstowards the provision of additional school placesand health care facilities in the local catchmentarea if evidence from the education and healthauthorities at the time of the proposeddevelopment demonstrates that the developmentwill result in a deficiency. Contributions will beadministered by the education and healthauthorities respectively.

11 The provision of on-site public open space,incorporating a community garden/allotment willbe provided by the financial contributionsobtained from the developers of housing andretail on this site and others nearby.

12 Boundary screening and landscaping along thesouth eastern boundary of these sites will berequired supplementing that which exists alreadyalong the Wensleydale Railway line to ensureminimal visual impact on the landscape.

Implementation13 A comprehensive development strategy for

highways, sewerage and other infrastructureimprovements including the means of securingfunding for such strategic infrastructureimprovements will be required for the combinedsites BH2, BH3 and BM2. This must be in placeprior to any development occurring and shouldbe provided by the developer in liaison with therelevant statutory organisations.

14 The housing element of the site will be developedlater in the plan period, Phase 2 (2016-2021),following the development of adjacent sites BH2and BH3. This is to enable a sustainableapproach to site allocation where sites closer toBedale town centre, such as BH2 and BH3, aredeveloped earlier in the plan period. Therefore,Site BM2 should be developed after, but inconnection with, Sites BH2 and BH3.


• it lies adjacent to existing housing and employmentuses and will thus provide a complementarydevelopment between the proposed housingto the south west and north east;

• its redevelopment for mixed use (retail,residential and open space) will provide widerbenefits to local residents, particularly withthe convenience retail and community gardenfacilities;

• its development will have minimal impact onthe form and character of the settlement,being located adjacent to existing andproposed development and enclosed by theWensleydale Railway;

• the site is within walking distance of andaccessible to public transport.

See Diagram BH2/BH3/BM2

36




Context1 This site is located to the north of Bedale town

centre and lies beyond the Grade I Listed St

Gregory’s Church and Grade II Listed St

Gregory’s House. It is accessed directly from the

A684 and is currently in agricultural (pasture) use.

The site adjoins the Bedale Conservation Area.

Proposed Development2 This site is proposed for a car and coach park, to

provide adequate parking provision for Bedale

town centre. This scheme is identified within the

Bedale Renaissance Market Town Masterplan.

Development Requirements and Explanation3 The proposal will be expected to provide

approximately 200 parking spaces and up to

10 coach parking spaces. These totals are

based on the existing provision of those town

centre car parks in Bedale that could be lost

through redevelopment together with a

proportion of additional spaces required to meet

future demand.

4 The development of Proposal BC1 could enable

the redevelopment of one or both of the town

centre car parks, to deliver proposals identified

within the Bedale Renaissance Market Town

Masterplan. The provision of alternative parking

is vital to enable development to take place in

sustainable locations within the Service Centre,

and to give access to its services and facilities,

so as not to adversely impact on the town’s

economy. Allocation BC1 will provide additional

car parking close to the town centre, within

reasonable walking distance (300m).

5 In addition, Proposal BC2 (and Policy DP16)

identifies the construction of a relief road to the

north of Bedale and Aiskew which will run

adjacent (north west) to this site. This relief road

will reduce the amount of traffic travelling

through the centre of Bedale and Aiskew. The

provision of parking facilities for residents and

visitors is vital to ensure the economic viability of

Bedale as well as improving the environment in

the town centre. It will also provide the

opportunity for people to stop and use the

facilities of the town rather than just pass by,

using the relief road.

6 Access to the site will be taken from the existing

A684. This could be provided directly from the

roundabout junction of the existing A684 and the

proposed relief road.

7 The development will provide public

conveniences, a picnic area, information boards

and footpath and cycleways, with associated

facilities for cycle parking, connecting the facility

with Bedale Station and the Renaissance Park

(BC4).

BC1 GATEWAY CAR AND COACH PARK, NORTH

OF ST GREGORY’S CHURCH, BEDALE

(3.3ha)

This site is allocated for a car and coach

park with associated facilities, subject to:

i. the number of car and coach parking

bays being sufficient to cater for the

requirements of Bedale town centre;

ii. suitable access to the site being gained

directly from the existing A684;

iii. design, layout and landscaping being of

high quality and sensitive to its proximity

to the Listed Buildings of St. Gregory’s

Church and House and Bedale Hall; and

iv. provision of public conveniences,

information boards, a picnic area and

footpaths and cycleways connecting the

site to Bedale town centre and Bedale

Station and the Renaissance Park via

Bedale Beck.

37



8 The parking area will be suitably designed and

landscaped with appropriate trees and shrubs.

The design and landscaping scheme will be

required to deal with potential adverse impacts

on the surrounding environment in a sensitive

way. The site also adjoins the Bedale

Conservation Area and any development will

need to take into account its impact on this and

the nearby Listed Buildings, including Bedale

Hall (Grade I) and St. Gregory’s Church (Grade

II) to the south.

Implementation9 Development of this scheme is not dependent on

the provision of the relief road: this site will

provide additional car parking for Bedale close to

the town centre, irrespective of the construction

of the relief road (BC2).

10 With the new Gateway Car and Coach Park in

place, the redevelopment of one or both of the

existing car parks within Bedale could occur.

Funding for the Gateway Car and Coach Park

could be derived from the redevelopment of the

existing car parks in Bedale town centre.

Therefore, a phased approach to development

will need to take place.

11 However, whilst the proposal is not dependent

on the relief road (BC2), should the relief road

receive funding, the Gateway Car and Coach

Park site could form part of the compulsory

purchase orders for land to construct the relief

road.

12 Securing funding for the Gateway Car and

Coach Park, land acquisition and construction,

whether or not linked to the construction of the

relief road, will take some time to complete. The

development of Site BC1 is therefore not

anticipated to commence before 2011.


• it will provide for town centre parking close to

the Market Place, within walking distance

(300m) of local amenities;

• this scheme has been identified within the

Bedale Renaissance Market Town

Masterplan;

• proposals in the Bedale Renaissance Market

Town Masterplan will require the removal of

existing parking facilities. Therefore, the

provision of alternative parking is vital to

enable development to take place in

sustainable locations within the service

centre;

• it will provide additional parking close to the

town centre, irrespective of the construction

of the relief road. However, should the relief

road be constructed, then this facility will be

suitably placed to link into that scheme and

remove larger vehicles (eg. coaches) from

the Market Place;

• it would encourage people using the new

relief road to stop and visit Bedale,

minimising the threat to the vitality and

viability of the town through the loss of

passing trade.

38



Context1 The safeguarded route is proposed to be

approximately 5 km in length, running from the

A684 west of Bedale to east of Leeming Bar. It is

also intended that the relief road will connect into

the new Leeming Bar junction on the upgraded

A1, to be located approximately 1.5 km north of

its existing junction with the A684.

Proposed Development2 Proposal BC2 provides details of the purpose,

funding and timing of the relief road, proposed

under Policy DP16.

Development Requirements and Explanation3 The aim of the relief road is to reduce the

amount of traffic, particularly heavy goods

vehicles, travelling through Leeming Bar village

and the centre of Aiskew and Bedale. Such

traffic causes high levels of congestion at key

points, particularly at Bridge Street in Bedale.

4 It is anticipated that this road will be a wide

single carriageway, and will connect to the A1 at

the new Leeming Bar junction. Roundabouts will

be constructed at the eastern and western ends

of the new road to join the existing A684 route.

5 At the western end, west of Bedale, Site BC1 will

be developed as a “gateway” car and coach park

with associated facilities to serve visitors to and

residents of Bedale and Aiskew. At the eastern

end, the new road will offer the option for

vehicles, particularly heavy goods vehicles and

coaches, of avoiding travel through Leeming Bar

to access the A1. Similarly, this is anticipated to

be the case with Bedale and Aiskew at the

western end of the road.

Implementation6 Development of the relief road is dependent on

the provision of funding from the Regional

Transport Board and the acquisition of the land.

7 This proposal is identified within the The North

Yorkshire Local Transport Plan. It is also on the

Regional Transport Board’s Priority Project List

for funding, having gained approval for inclusion

in October 2008.

8 The development of Proposal BC2 is anticipated

to come forward by 2016. However, time will be

required to allow for funding, planning approvals

and legal powers to be secured for the relief road

and its construction, with the intention of

programming works to coincide with the A1

upgrade.

9 The land required for the proposal will also need

to be acquired by NYCC, the Highways Authority

once funding is in place.

10 Approval was given for the upgrade of the A1 in

March 2008. This means that the new Leeming

Bar junction is anticipated to be constructed

by 2012.

Justification11 This route has been protected because:

• it will provide an important link with the

upgraded A1 at Leeming Bar, and reduce

heavy traffic travelling through Aiskew, Bedale

and Leeming Bar to and from the A1;

• it is identified in the Local Transport Plan and

has been identified as a key project by NYCC

and the Regional Transport Board;

• it will solve existing congestion in the centre

of Bedale;

• it will improve the quality of the environment

for both residents of and visitors to Aiskew,

Bedale and Leeming Bar.

BC2 SAFEGUARDED ROUTE OF THE BEDALE /

AISKEW / LEEMING BAR RELIEF ROAD

This route is safeguarded to provide for the

construction of the Bedale / Aiskew /

Leeming Bar Relief Road. Development will

not be permitted which would prejudice the

construction of the road.

39



Context1 The Wensleydale Railway Line is a single track

route which runs from Leeming Bar in the east to

Redmire in the west through Bedale and

Wensleydale. Wensleydale Railway Limited has

run a seasonal service between Leeming Bar

and Redmire for a number of years.

Proposed Development2 Several sites have been identified for

development in Aiskew and Leeming Bar. The

Wensleydale Railway corridor lies adjacent to

the southern boundary of some of these and

provides the potential for a sustainable transport

link between allocated sites, Leeming Bar and

Bedale town centre.

3 It is proposed, initially, to provide a footpath and

cycleway link along the Wensleydale Railway

corridor for a distance of approximately 3 km

from Bedale Bridge to Leeming Bar Station.

Development Requirements4 The link will run alongside the railway line and be

suitably separated by fencing for safety and

security. It will connect to all allocated sites in

Aiskew near to the Wensleydale Railway corridor

through a number of key access points along the

route. This will provide an alternative sustainable

transport route between Bedale town centre and

Leeming Bar, rather than along the A684.

5 Access points from allocated sites to this route

will be identified and form a part of the proposed

development for each site (see Diagram

BH2/BH3/BM2). These links play a key part in

the movement strategy of this area.

6 The footpath and cycleway will be required to

meet relevant operational standards in line with

the requirements of the Highways Authority and

Network Rail.

7 The design and landscaping of the footpath and

cycleway scheme will be suitable and sensitive

to its surroundings, providing both an attractive

and safe environment for its users.

8 Improvements will be made to the existing bridge

across Bedale Beck as part of the

implementation of the footpath and cycleway.

Implementation9 Funding will be derived from developers on the

identified Bedale, Aiskew and Leeming Bar sites,

with possible funding from Sustrans also.

Developer contributions will be required from the

developments taking place on Sites BH2, BH3,

BH4, BH5 and BM2 in Aiskew and Sites BH9

and BM4 in Leeming Bar to contribute towards

the provision of the link.

BC3 FOOTPATH AND CYCLEWAY ALONG THE

WENSLEYDALE RAILWAY CORRIDOR

BETWEEN BEDALE AND LEEMING BAR

A footpath and cycleway, will be provided

along the Wensleydale Railway corridor,

including widening of Bedale Bridge,

providing a sustainable transport link

between allocated sites in Aiskew, Bedale

and Leeming Bar, subject to:

i. developer contributions from the

development of allocated sites in Bedale,

Aiskew and Leeming Bar being secured

to contribute to the provision of the

facilities; and

ii. meeting any technical design

requirements resulting from proximity to

the railway line.

40



10 It is proposed to undertake this scheme in

phases, dependent upon agreement with

Wensleydale Railway for access and upon the

timing of development and receipt of developer

contributions from development on the allocated

sites.

11 The scheme, subject to survey work and funding,

is anticipated to begin by 2016. It will continue to

be developed during the following years as

development in the area is undertaken.

12 Network Rail and the Highways Authority will

need to be satisfied with the works to be

undertaken. These will be undertaken in

partnership with Wensleydale Railway, who have

already given their support to this proposal in

principle, and Network Rail.

Justification13 This route is proposed because:

• it will provide an attractive, safe and

sustainable transport link through the area

connecting to Bedale town centre and

Leeming Bar, the Sub Areas main

employment area;

• it will serve existing and proposed

development, especially that which lies

immediately adjacent to the railway line;

• it will provide, in particular, a safe route to

schools for pupils living in Aiskew;

• it will contribute towards safeguarding the

future of the Wensleydale Railway as a key

part of the movement network in the local

area providing seasonal services between

Leeming Bar and Redmire and points in

between, including Bedale;

• the Wensleydale Railway route has the

potential to expand towards Northallerton in

the future and, as set out in the Local

Transport Plan, contribute to commuter

movements as well as tourism potential –

footpath and cycleway links could also be

extended as part of this to create a strategic

sustainable transport corridor across the

District.

Context1 The Bedale Renaissance Market Town

Masterplan has identified this beck-side site,

located between Bedale and Aiskew, as having

potential to create a new park for the settlement.

This site is currently in use as allotments.

2 The site lies between Bedale and Aiskew and

surrounding uses consist of residential

development, employment and open space.

Proposed Development3 It is proposed to develop an area of public open

space to be known as a “renaissance park”, to

serve Bedale and Aiskew.

BC4 RENAISSANCE PARK BETWEEN BEDALE

AND AISKEW (2.2ha)

This site is allocated for community use as a

“renaissance park”, subject to:

i. relocating the allotments currently

occupying the site;

ii. suitable links being provided across

Bedale Beck between the town and the

station;

iii. suitable links being provided to the

proposed Wensleydale Railway footpath

and cycleway link (BC3);

iv. design of the park being suitable and

sensitive to its surrounding area in terms

of access, layout, appearance and

landscaping; and

v. developer contributions from the

development of allocated sites in Aiskew

and Bedale and public funding being

secured to contribute to the provision of

the park.

41



Development Requirements and Explanation4 In order for this proposal to occur, the existing

allotments on site will need to be relocated.

NYCC is considering a site in its ownership in a

location to the south of Bedale as a possible

alternative location for these allotments.

Discussions are ongoing regarding this, but

North Yorkshire County Council anticipates that a

site will become available in the short term.

Alternatively, some allotments could be relocated

to Site BM2, as part of the community garden

and allotments provision proposed.

5 Links across Bedale Beck will be required to

maximise accessibility to the park from Bedale

town centre. This is identified as part of

Proposal BC3.

6 The design and landscaping of the “renaissance

park” will be sensitive to its surroundings,

providing an accessible, attractive and safe

environment for its users.

7 Site BC4 is adjacent to Flood Zone 2. However,

its proposed use as a park is unlikely to have a

negative impact in terms of flooding, providing

new structures and hard surfacing are kept to a

minimum.

Implementation8 This scheme has the support of key community

groups such as Aiskew Parish Council, Bedale

Town Council and the Bedale and Villages

Community Plan Forum.

9 Funding for this scheme will be sought through

developer contributions from the developments

in Aiskew and Bedale on Sites BH1, BH2, BH3,

BH4, BH5, BH6, BM1 and BM2 and also from

other organisations.

10 This proposal is anticipated to occur later in the

plan period (post 2021) reflecting land ownership

difficulties, the need to resolve the relocation of

existing uses on site and the provision of funding.


• it is close to Bedale Station (Wensleydale

Railway) and is easily accessible from

surrounding residential areas. Further

improvements to access are planned from

Aiskew through proposal BC3;

• development of the park will enhance the

environment of the central area of Bedale and

Aiskew and tie in with the redevelopment of

the Bridge Street area as identified in the

Bedale Renaissance Market Town

Masterplan;

• this scheme is a key component of Bedale’s

Renaissance Market Town programme and

will form an important public open space for

general recreation for residents and visitors to

the town. A park would further enhance the

connectivity between Aiskew and Bedale

whilst also retaining an element of

distinctiveness and green wedge between the

two;

• this scheme has the support of key

community groups such as Bedale Town

Council, Aiskew Parish Council and the

Bedale and Villages Community Forum;


accessible to public transport.

42



4.5 BEDALE SUB AREA SERVICE VILLAGES

4.5.1 The Core Strategy defines Crakehall, LeemingBar, Snape and West Tanfield as ServiceVillages in this Sub Area. These are promoted asthe main location of services to supplementthose provided in Bedale (with Aiskew). PolicyCP6 states that new housing will be supported inthe designated Service Villages at a levelappropriate to the needs of the localcommunities and within development limits.

4.5.2 The general strategic approach to developmentin each of the Service Villages in the Bedale SubArea has been to:• give priority to the use of brownfield sites and

sites that are within the built up area locatedclose to the existing services within thevillage;

• where on the periphery, use sites which havethe least significant impact on the form andcharacter of the settlement.

4.5.3 This general approach has the benefits of:• being the more sustainable in terms of

access to, and support for existing servicesand facilities within the settlement;

• providing affordable housing in identifiedareas of local need.

1. CRAKEHALL

Strategic overview

4.5.4 Crakehall is located approximately 3 km northwest of Bedale. It is situated on the A684 and iswell served by bus services to Bedale andLeyburn.

4.5.5 Key characteristics of Crakehall include:

• location of main facilities:These are predominantly located in GreatCrakehall and comprise a primary school,shop (combined with a petrol service station),a public house and three places of worship.The Village Hall is located on the northernedge of Little Crakehall, where aplaygroup/nursery is located. There areopportunities for formal and casual recreation,mainly at The Green in Great Crakehall.

• location of main employment areas:There are limited employment opportunities

and areas in Crakehall. However, the main

employment area for the Bedale Sub Area is

at Leeming Bar Industrial Estate,

approximately 5 km east of Crakehall.

• main environmental constraints:There are no significant environmental

constraints in Crakehall other than the

flooding potential for Bedale Beck, which runs

between Little and Great Crakehall. However,

the Strategic Flood Risk Assessment (2006)

does not see this as a major risk. The

Conservation Area will need to be taken into

account when considering development.

• accessibility and infrastructure issues:The A684 runs through Crakehall and can

often carry a high number of traffic

movements. Crakehall is served well by bus

services to Bedale and Leyburn.

• significant areas of brownfield land:There are no significant areas of brownfield

land available at Crakehall.

43



Allocation

4.5.6 One site is allocated for housing development in

Crakehall. This is illustrated on Map B2.

However, the Proposals Map must be consulted

as the definitive source of the boundaries. The

policy allocating the site and setting out the

details of its development follows:

Map B2

44



HOUSING

Context1 This is a site currently in agricultural use. It is

located to the east of the existing settlement of

Little Crakehall.


associated open space, to be accessed directly

from Hackforth Road.


density of 30 dwellings per hectare as this is

located within a Service Village and such a

density reflects the surrounding development.

The proportion of affordable houses required

reflects Core Policy CP9 requirements and will

be subject to negotiation and, if necessary, the



4 The site is close to the northern boundary of the

Crakehall Conservation Area and the curtilage of

Crakehall Mill House, a Grade II Listed Building.

The development of housing along the boundary

of this site needs to ensure that it does not have

an adverse impact upon its setting and the open

aspect of this part of the Conservation Area.

5 A landscaped area will be planted along the

eastern boundary of the site to soften the impact

of the development from the open countryside

and lessen any potential visual impact on

surrounding properties.

6 The Housing Needs Study 2004, updated bythe Housing Market Demand Study 2008,

indicated that there was demand for all types of

housing in the Bedale Sub Area. However, in

the Bedale Sub Area villages, a high demand

was identified for one and four bedroom homes.


deliver a number of three and four bedroom

homes that will contribute towards meeting

these needs. Sites elsewhere in the Bedale Sub

Area will contribute towards meeting the need

for one bedroom units. However, the latest

information at the time of development should

be used to inform the type, size and tenure of



BH7 EAST OF HACKFORTH ROAD, LITTLE

CRAKEHALL (0.5ha)


development for release in Phase 2 (2016-

2021), subject to:








needs;

iii. design and layout of the development

respecting the character of the nearby

Crakehall Conservation Area and the

Listed Building, Crakehall Mill House;


towards providing improvements to

local community facilities including

Crakehall Village Hall; and





45




the provision of improvements to storage and

play facilities at Crakehall Village Hall, as

identified by the local community through the

Community Planning process. The developer will

be required to make financial contributions

towards the provision of additional school places

and health care facilities in the local catchment

area if evidence from the education and health







interest from a developer. However, the site is

intended to be released in Phase 2 (2016-2021)

of the plan period because sites in other

settlements, higher in the settlement hierarchy,

should be developed first, in accordance with

Core Policy CP4 of the Core Strategy.


• its development provides the opportunity for a

modest number of dwellings respecting the

scale of the village which would be within

walking distance of local services and

facilities;

• its development would have relatively little

impact on the form and character of the

village;

• adjacent development in 1996 provided 2

affordable houses and 4 affordable flats – the

development of this site would complement

this existing development;

• its development will help provide for the

identified local need for affordable housing;




46



2. LEEMING BAR

Strategic overview

4.5.7 Leeming Bar is located approximately 3 km north

east of Bedale. It is situated on the A684 and the

A1 intersection and is well served by bus

services to Northallerton and Bedale. Leeming

Bar is also situated on the Wensleydale Railway

line and has potential to connect to Northallerton

via this.

4.5.8 Key characteristics of Leeming Bar include:

• location of main facilities:These are located predominantly, although

not exclusively, along the A684 route

(Northallerton Road) and include shops,

primary school, public house, hotel, church

and play park.

• location of main employment areas:The main employment area for the Bedale

Sub Area is situated at Leeming Bar Industrial

Estate, a short distance from the centre of

Leeming Bar.

• main environmental constraints:The principal environmental constraint relates

to the Noise Insulation Area of RAF Leeming

that covers a large area of Leeming Bar.

Development to the west of Leeming Bar will

be limited by the proposed A1 motorway

upgrade. The works will generally follow the

existing route of the A1 but will take more

land due to road widening and the provision

of a local access road.

• accessibility and infrastructure issues:The A684 runs through the heart of Leeming

Bar. Improvements have recently been made

to the junction of Northallerton Road (A684)

and Leases Lane. There are proposals for a

relief road to be constructed north of Leeming

Bar, Aiskew and Bedale (see Proposal BC2),

linked to the A1 motorway upgrade works

(commencing in 2008) which would relieve

some of the traffic using the A684. The

removal of through traffic presents the

opportunity to improve the centre of Leeming

Bar. However, funding is yet to be secured

for the relief road scheme.

• significant areas of brownfield land:Leeming Bar has brownfield sites with

potential for redevelopment within the central

area.

Allocations

4.5.9 Four sites are allocated for development in

Leeming Bar. These are illustrated on Map B3.



policies allocating the sites and setting out the

details of their development follows:

47



Map B3

48



HOUSING

Context1 This is a site currently in agricultural use

(pasture). It is located on the edge of the village,

with a frontage along the A684 (Northallerton

Road), opposite which is residential

development. To the east and south there is

open countryside.

Proposed Development2 The site will be developed for housing, to be

accessed directly from the A684.


density of 30 dwellings per hectare as this is asite located on the edge of a Service Village.The proportion of affordable houses requiredreflects Core Policy CP9 requirements and willbe subject to negotiation and, if necessary, theoutcome of economic viability assessment at thetime of making a planning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was demand for all types of housing inthe Bedale Sub Area. However, in the BedaleSub Area villages, a high demand was identifiedfor one and four bedroom homes. Therefore, it isexpected that development will deliver a numberof three and four bedroom homes that willcontribute towards meeting these needs. Siteselsewhere in Leeming Bar will contribute towardsmeeting the need for one bedroom units.However, the latest information at the time ofdevelopment should be used to inform the type,size and tenure of housing development to meetlocal needs in accordance with Policy DP13.

5 The site may be subject to adverse noiseimpacts from nearby RAF Leeming. However,recent noise levels have been reduced withnoise contours being drawn closer in to the airbase. Nonetheless, this site remains within theRAF Leeming Noise Insulation Area, andappropriate sound insulation measures will needto be incorporated into new dwellings.

6 Developer contributions will be sought towards theprovision of public open space and the footpathand cycleway network, such as the WensleydaleRailway. The developer will be required to makefinancial contributions towards the provision ofadditional school places and health care facilitiesin the local catchment area if evidence from theeducation and health authorities at the time of theproposed development demonstrates that thedevelopment will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

BH9 SOUTH OF NORTHALLERTON ROAD, LEEMING BAR (0.5ha)

This site is allocated for housingdevelopment in Phase 3 (2021-2026),subject to:



iii. provision of appropriate soundinsulation measures on new dwellingsto mitigate the noise impact from RAFLeeming;

iv. capacity of the local sewerage andsewage disposal network beingincreased to accommodate the newdevelopment;

v. contributions from the developertowards providing public open space,improvements to the footpath andcycleway network, particularly alongthe Wensleydale Railway route and, ifrequired, drainage and sewerageinfrastructure; and


49







8 Developer contributions may be required to

upgrade Leeming Bar Waste Water Treatment

Works.

Implementation9 The site is considered to be available in the short

term. However, in line with the Core Strategy, the

development of brownfield sites will be pursued

prior to greenfield land (including this site) where

appropriate. Therefore, this site has been

programmed for development in Phase 3 (2021-

2026) of the plan period.

10 A drainage and sewerage report and any

required capacity works will need to take place

prior to the development of this site. The

developer will undertake these in liaison and

agreement with the relevant organisations, such

as Yorkshire Water.


• it is located close to the centre of the

settlement and would have a limited impact

on the surrounding open countryside;

• it would respect the existing form and

character of the settlement, balancing the

built form approaching the settlement from

the east;

• the site is close to existing services and

amenities;




MIXED USES

BM4 LEEMING LANE, LEEMING BAR (1.9ha)

This site is allocated for mixeddevelopment, subject to:

i. housing (1.25ha) being developed inPhase 2 (2016-2021);

ii. development being at a density ofapproximately 40 dwellings perhectare, resulting in a capacity ofaround 50 dwellings (of which a targetof 40% should be affordable);

iii. types and tenure of housing developedmeeting the latest evidence on localneeds;

iv. provision of appropriate soundinsulation measures on new dwellingsto mitigate the noise impact from RAFLeeming;

v. design and layout which enables thecreation of a suitable centre for thevillage and respects the character andsetting of the existing Listed Buildings;

vi. employment and retail development forA1, A2 and B1 uses being provided;

vii.the capacity of the local sewerage andsewage disposal infrastructure beingimproved;

viii.contributions from the developertowards providing public open space,the footpath and cycleway network,particularly along the WensleydaleRailway route, improvements to theexisting sewerage and sewagedisposal infrastructure; and

ix. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.

50



Context1 This site is located centrally in the village and is

in two parts. To the south, farm buildings, a

farmyard and fields in agricultural use (pasture).

To the north, the site is currently in retail and

employment use, part of which contains a Grade

II Listed Building. Access to this site is gained

from Leeming Lane to the west. Surrounding

uses include residential, commercial and retail

development.

Proposed Development2 The site will be developed for mixed uses

comprising housing and commercial uses (A1, A2

and B1). Car and cycle parking provision will be

included. Access will be taken from Leeming Lane.

Development Requirements and Explanation3 The aim of this development is to return the

heart to the settlement of Leeming Bar.

4 The housing element of this mixed development

site should be at a density of at least 30

dwellings per hectare, reflecting its setting within

the Service Village and surrounding


houses required reflects Core Policy CP9






that there was demand for all types of housing in

the Bedale Sub Area. However, in the Bedale

Sub Area villages, a high demand was identified

for one and four bedroom homes, and also flats.

It is expected that this development will deliver a

mix of house types and tenures that will

contribute towards meeting these needs. Sites

elsewhere in the Leeming Bar will contribute

towards meeting the need for other types of

dwellings identified in the Housing Needs Study.


development should be used to inform the type

and tenure of housing development to meet local

needs in accordance with Policy DP13.

6 As with Site BH9, this site may be subject to

adverse noise impacts from RAF Leeming.

However, recently noise levels have been

reduced with noise contours drawn closer in to the

airbase. Nonetheless, this site remains within the

RAF Leeming Noise Insulation Area. Appropriate

sound insulation measures will be required on

new dwellings to mitigate the noise impact.

7 The design and layout of the scheme must reflect

the aim of developing a heart to Leeming Bar. It

will also need to respect the character and setting

of the existing Grade II Listed Building on site.

8 Other uses will include local retail and office

development that will contribute towards the aim

of creating an improved centre to Leeming Bar.

The exact amount of such uses will be

determined at the planning application stage and

will be subject to negotiation based upon the

viability of these uses and the overall site.


the provision of public open space and the

footpath and cycleway network, such as the

Wensleydale Railway route. The developer will














11 There is sewerage infrastructure crossing the

site that may affect future site layouts.

51





Works.

Implementation13 The southern part of the site, Elm Tree Farm, is

anticipated as being available for development in

the short to medium term.

14 Development of the northern part of the site

(John Gill) is also dependent on when the owner

is willing to develop. The owners have indicated

that although they do not plan to cease their

current use in the short term, they do intend to

redevelop it in the future. There is current

developer interest.

15 Reflecting this situation, there is the possibility of

this site being developed either as two phases

or, more preferably, one comprehensive scheme.

Development of this site is anticipated to occur

during Phase 2 (2016-21) of the plan period.

16 A drainage and sewerage report and any

required capacity works will need to take place

prior to the development of this site. The

developer will undertake these in liaison and

agreement with the relevant organisations, such

as Yorkshire Water.


• its comprehensive development will help to

improve the character and appearance of the

centre of Leeming Bar;

• development in this location, being close to

existing services and amenities, would offer

greater sustainability when compared to other

options in the area;




EMPLOYMENT

Context1 This site is located north west of Leeming Bar and

comprises a large area of land to the north and

west of the existing industrial estate up to the A1,

which is currently accessed from Leases Lane.

2 The surrounding uses include industrial

development to the south and east with open

agricultural land to the north and the A1 trunk

road along the sites western boundary.

Proposed Development3 The site will be developed for high quality

employment uses (B1, B2 and B8), to form an

extension to the existing industrial estate. Should

there be no need for B2 or B8, other suitable

employment uses (excluding town centre uses)

may be acceptable.

BE1 NORTH WEST OF LEEMING BAR INDUSTRIAL ESTATE, LEEMING BAR (4.0ha)

This site is allocated for employment uses(B1, B2 and B8), to form an extension toLeeming Bar Industrial Estate, subject to:

i. the proposed development beingaccessed from the existing IndustrialEstate;

ii. good quality design, landscaping andsettings for the buildings within thedevelopment being provided, making anattractive environment for businesses;

iii. developer contributions being securedtowards providing improvements tothe footpath and cycleway network andcycle parking facilities to offersustainable transport options for thoseemployed on site and, if required,improvements to the sewerage andsewage disposal infrastructure; and

iv. provision of a suitable Travel Plan forthe development of the site.

52



Development Requirements and Explanation4 This site was identified in the 2005 Economic

Development Study for the expansion of the

Leeming Bar Industrial Estate. The site will be

integrated to the existing industrial estate by

connection to estate access roads and cycle

routes – and thus will derive its access through

the existing estate from Leases Lane.

5 Development will be expected to provide

buildings of good quality design and suitable

landscaping to provide an attractive setting for

the buildings within the development.


the provision of footpath and cycleway links to

the centre of Leeming Bar and beyond, linking in

to the proposed Wensleydale Railway route to

Bedale. Appropriate cycle parking facilities will

also be provided on site.

7 With the upgrading of the A1, and the Bedale /

Aiskew / Leeming Bar Relief Road from the new

Leeming Bar junction (Proposal BC2 and Policy

DP16), this site will provide a definite western

boundary to the industrial estate. However, the

development of this site is not dependent on the

A1 upgrading or the relief road (BC2).

8 Government approval for the A1 upgrading was

given in March 2008 with work commencing in

Autumn 2008 on the Dishforth to Leeming Bar

section of the route.

9 The A1 upgrade will provide a connection

between the proposed new Leeming Bar

interchange on the A1 and Leases Lane north of

the existing industrial estate entrance. Now that

the A1 upgrade has gained approval, it is

anticipated that this connection could be

constructed by 2011.



Works.

Implementation11 The site is available in the short to medium term

and is anticipated to come forward for development

early in the plan period (ie. before 2016).


• it was identified in the 2005 Economic

Development Study as an appropriate site for

the expansion of the Leeming Bar Industrial

Estate;

• it will provide for the proper completion of the

estate with appropriate landscaping and well

designed buildings when viewed from the

north;

• its development will have little adverse impact

on the surrounding area as it forms a suitable

extension to the existing industrial estate,

which will be bounded by the A1 upgrading

and access road / relief road (BC2) proposal;

• it is in an excellent location for access by

heavy goods vehicles in terms of its close

proximity to the A1 intersection;

• it is suitable for a variety of employment uses,

some of which may be relocated to

established industrial / business activities on

the neighbouring estate;




53





54

3. SNAPE

Strategic overview

4.5.10 Snape is located approximately 7 km south ofBedale and is served by good bus services toBedale and Masham.

4.5.11 Key characteristics of Snape include:

• location of main facilities:The village contains a range of facilitiesconsisting of a primary school, village hall,church, public house, shop and a villagegreen that affords opportunities for casualrecreation use.

• location of main employment areas:The main employment area in Snape islocated to the south of the village street(Hares of Snape Ltd.).

• main environmental constraints:Snape has a Conservation Area, the

character of which should be considered priorto any allocations for future development.The Strategic Flood Risk Assessment (2006)identifies that the majority of the village lieswithin Flood Zones 2 and 3 that may impacton development.

• accessibility and infrastructure issues:Snape is not located on a main route and isonly accessed by ‘B’ classification roads.

• significant areas of brownfield land:There is one significant area of brownfieldland to be made available in Snape. This isthe current location of Hares of Snape Ltd.

Allocation

4.5.12 One site is allocated for development in Snape.This is illustrated on Map B4. However, theProposals Map must be consulted as thedefinitive source of the boundaries. The policyallocating the site and setting out the details ofits development follows:

Map B4



55

HOUSING

Context1 This site is currently in employment use. It is

accessed directly from the main road through

Snape. To the north of the site are residential

properties and a place of worship. To the east,

south and west there is open countryside. The site

is not visible from the central area of the village as

it is screened by existing frontage development.

2 The site is currently occupied by Hares of Snape,

a structural engineering company, which is

looking to relocate elsewhere within the Sub Area.

Proposed Development3 The northern half of the existing Hares site will

be developed for housing, accessed directly from

the main route through the village, with the

southern part being returned to agriculture or

natural open space, possibly recreation use.

Development Requirements and Explanation4 The current occupier of the site is looking to

relocate to a more suitable location, as the site is

regularly used by large lorries and trailers. The

roads in the local area and within the village are

not designed to accommodate such large vehicles.

5 Housing development on this site should be at a

density of at least 30 dwellings per hectare,

reflecting its location and the character of the



CP9 requirements. The local housing need

survey undertaken in September 2008 indicated

a need for 6-8 dwellings comprising 2 and 3

bedroom houses with a tenure split of 6 for rent

and 2 for Low Cost House Ownership (LCHO).This site allocation should provide this within its

affordable housing requirements and will be





that there was a demand for all types of housing

in the Bedale Sub Area. However, in the Bedale

Sub Area service villages, a particularly high

demand was identified for one and four bedroom

dwellings and also flats. It is expected that

development will deliver a mix of house types

and tenures that will contribute towards meeting

these needs. However, the latest information at

the time of development should be used to

inform the type, size and tenure of housing


with Policy DP13.

7 Direct access will be gained from the main road

through the village, to the north.

BH8 HARES OF SNAPE WORKS, SNAPE(0.7ha)

This site is allocated for housingdevelopment in Phase 2 (2016 – 2021),subject to:



iii. contributions from the developertowards providing improved local playfacilities and public open space withinthe village and site specific floodalleviation measures;

iv. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary; and

v. the remainder of the Hares site, whichis not allocated, being cleared,landscaped and reinstated toagriculture or possibly recreation use.

8 Suitable design and landscaping will be required

to provide an appropriate and attractive setting

for this development and to respect the

Conservation Area. The area of land to the south

of the allocated site will need to be returned to

agriculture or recreation use and designed to

blend in with the adjacent open landscape.


the provision of improved play facilities and

provision of public open space within the village,

potentially on existing recreation land to the

north of the village or on land adjacent to the

south of the site. The developer will be required

to make financial contributions towards the

provision of additional school places and health

care facilities in the local catchment area if

evidence from the education and health






10 Site specific flood alleviation measures will be

required prior to any development of the site.

This will need to be either undertaken by the

developer in liaison and agreement with the

Environment Agency prior to any work being

undertaken.

Implementation11 The site is expected to be available in Phase 2

(2016 – 2021), as the existing business will

remain on site for the short term. Access is

readily available onto the main road within the

village. The only constraints to development

relate to the development of alternative premises

for the existing business, and the implementation

of appropriate site specific flood alleviation

measures prior to development taking place.


• it is a brownfield site within easy walking

distance of the local facilities and services of

the village and is therefore a suitable and

sustainable location for small scale residential

development;

• development on the defined site would have

limited visual impact on the form and

character of the settlement and have limited

impact on the Conservation Area and

surrounding countryside. The site is

surrounded by hedges and occasional mature

trees, and is not significantly visible from any

of the approaches to the village or from the

local road network;

• it enables the relocation of an employment

use which has grown too large for its location

and which causes amenity problems for local

residents;


accessible to public transport.

56



4. WEST TANFIELD

Strategic overview

4.5.13 West Tanfield is located approximately 10 km

south of Bedale. It is served by good bus services

to Ripon, Masham, Leyburn and Bedale.

4.5.14 Key characteristics of West Tanfield include:

• location of main facilities:The range of facilities contained within West

Tanfield consist of a shop and post office, two

public houses, a primary school, village hall,

church and various recreation facilities

including a children’s playground, football

pitch, tennis courts and bowling green.

• location of main employment areas:The main employment areas in West Tanfield

are located at Station Yard and a garage

along Meadowfields.

• main environmental constraints:The Conservation Area will need to beconsidered in any new developments. Thearea to the south of West Tanfield lies withinFlood Zones 2 and 3 but does not directlyaffect any sites considered for allocation.

• accessibility and infrastructure issues:West Tanfield is located on the main road(A6108) that connects Masham and Ripon.

• significant areas of brownfield land:There is significant brownfield land in WestTanfield. This includes the large site at StationYard and that is therefore a priority site toconsider for allocation.

Allocation

4.5.15 One site is allocated for development in WestTanfield. This is illustrated on Map B5.However, the Proposals Map must be consultedas the definitive source of the boundaries. Thepolicy allocating the site and setting out thedetails of its development follows:

Map B5

57



MIXED USES

Context1 This site has recently been in employment and

residential use. The main users of the site have

now vacated their premises. It is situated on the

northern edge of West Tanfield, and is adjacent

to low density housing, industrial development

and a church hall.

Proposed Development2 The site will be developed for mixed uses,

accessed from Mowbray Terrace. The site may

be suitable for the construction of live-work units

that would provide living accommodation linked

to premises for appropriate commercial and light

industrial uses. Parking for cars and cycles and a

footpath and cycleway will be provided to link to

the village centre.


density of at least 30 dwellings per hectare as it

is located in a Service Village with existing low

density development surrounding the site. The


Core Policy CP9 requirements. The local

Housing Need Survey undertaken in April 2008

indicated a need for 8 -10 dwellings of equal

tenure split between 2 and 3 bedroom houses.

This requirement should be met within the

overall affordable housing requirement on this

site allocation and will be subject to negotiation






in the Bedale Sub Area. However, in the Bedale

Sub Area service villages, a particularly high

demand was identified for one and four bedroom

dwellings and also flats. It is expected that

development will deliver a mix of house types

and tenures that will contribute towards meeting

these needs. Sites elsewhere in the Bedale (with

Aiskew) settlement and the wider Sub Area will

contribute towards meeting the need for other

dwellings identified in the Housing Needs Study.





BM3 STATION YARD, WEST TANFIELD (1.55ha)

This site is allocated for mixeddevelopment comprising housing andemployment uses in Phase 1 (up to 2016),subject to:

i. housing development (1.35ha) being ata density of approximately 30 dwellingsper hectare, resulting in a capacity ofaround 40 dwellings (of which a targetof 40% should be affordable);


iii. potential to include options for live-work units being considered, takingaccount of an assessment of themarket at the time, comprising livingaccommodation linked to appropriateand integral commercial or B1 lightindustrial uses with sound insulationmeasures. Should live-work not beviable, this element of the developmentwill incorporate suitable B1employment uses;

iv. contributions from the developer towardsproviding public open space; and

v. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.

58



5 The development could also provide a number of

live–work units comprising living accommodation

and suitable employment use (B1), subject to

market conditions at the time. Such development

has the potential to reduce the need to make

business journeys. Development could utilise

some of the existing buildings on site for housing

and live-work units. Units will have sound

insulation measures installed to minimise any

adverse noise impact which any light industrial

activities may cause to nearby residential

properties. However, uses will be restricted only

to those appropriate to the surrounding area.

6 Development will need to take account of the

proximity of the listed Old Wesleyan Chapel and

safeguard its character and setting.


the provision of public open space. The










Implementation8 The site is available in the short term and access

is readily available. There are no identified

constraints to the development of this site. The

site is intended to be released in Phase 1 (up to

2016) of the plan.


• it is a brownfield, redundant site which is

suitable for the uses proposed;

• the proposed uses can utilise some of the

existing buildings on site;

• development would have little impact on the

form and character of the settlement and also

have little impact on the surrounding open

countryside;

• development would improve the appearance

of the site;




59





60

4.6 SUMMARY OF BEDALE SUB AREA

ALLOCATIONS

Housing land proposals

4.6.1 The overall implications of the Allocations in the

Bedale area in terms of housing land supply are

as follows:

• the Allocations will provide a total of 763 new

homes (2008-2026), through allocations within

the Bedale Sub Area in the Service Centre

and Service Village settlements. This, in

addition to the completed and committed

dwellings already identified in the area for the

period 2004 -2008 (253), results in total

provision of 1016 homes, meeting the former

RSS* and Core Strategy requirements set out

in para. 4.1.1 above;

• out of the total of 763 new homes in the

Bedale Sub Area, 623 new homes are

planned for Bedale Town (with Aiskew) which,

in addition to those completed and committed

(140), caters for at least 2/3rd of the total

housing requirement for the Bedale Sub Area

(763 of 1016 = 75%), meeting the requirements

of Policy CP6 in the Core Strategy;

• these proposals utilise significant amounts of

brownfield land for development.

Approximately 55% (including completions,

commitments and allocations) of proposed

development in the plan period will be on

brownfield land – thus exactly meeting the

District target of 55%.

• in terms of a phased release of housing land

in line with PPS3, the required totals for each

of the three phases for the Bedale Sub Area

are set out in para. 4.1.1 above. In Bedale

(with Aiskew), as the Service Centre, and in

the Service Villages, the intended phasing of

housing of the Allocations is set out below.

This takes account of 253 completions and

commitments for the period 1st April 2004 to

31st March 2008, which is included within

Phase 1. Given the existing level of

commitments, this implied trajectory can be

seen to be very similar to the required three

phases:

4.6.2 The housing allocations are intended to be

phased as follows:

Phase 1(2004-2016)

Settlement Site YieldCompleted/committeddwellings in Sub Area 253

Bedale (with Aiskew) BH1 55


Bedale (with Aiskew) BH3 153**

Bedale (with Aiskew) BM1 25

West Tanfield BM3 40

Total 564

** Site BH3 is split across Phases 1 and 2

Phase 2(2016-2021)

Settlement Site Yield

Bedale (with Aiskew) BH3 50**


Bedale (with Aiskew) BM2 42

Crakehall BH7 15

Leeming Bar BM4 50

Snape BH8 20

Total 257

** Site BH3 is split across Phases 1 and 2

Phase 3(2021-2026)




Leeming Bar BH9 15

Total 195

Plan Period 2004 - 2026 Total 1016




61

4.6.3 The table below shows how the proposals for

housing site allocations in the Bedale Sub Area

(incorporating housing completions and

commitments in Phase 1) meet the overall

housing requirements established by former

RSS* and the Core Strategy for the period

2004-2026, as set out in para. 4.1.1:

Housing Requirements (2004-2026)

Land allocated for employment purposes


employment development in the Bedale Sub

Area for the lifetime of the plan (2005 – 2021) as

20 hectares. It is envisaged that approximately

17 hectares of employment land will be utilised

at Leeming Bar Industrial Estate, including Site

BE1 (4ha). The majority of this land is already

committed for employment use in that location.

Therefore, a further requirement of around 3

hectares is needed in the Bedale Sub Area.

4.6.5 Further employment land is allocated in this DPD

through land provided as part of mixed use

developments in Bedale and Aiskew at Sites

BM1 (approx. 0.6ha) and BM2 (approx. 1.1ha);

in West Tanfield (BM3, approx. 0.2ha); and

Leeming Bar (BM4, approx. 0.65ha). These sites

are thus envisaged to deliver the necessary

additional requirement of around 3 hectares, to

achieve a total of 20 hectares of employment

land in the wider Bedale Sub Area.

Settlement 2004-2016

2016-2021

2021-2026 Total

Bedale (with Aiskew)(town) 411 172 180 763

Former RSS* & CoreStrategy requirement(minimum)

368 145 145 658

Service Villages 107 85 15 207

Secondary Villages 28 0 0 28

Other Villages 18 0 0 18

Total outside Bedale(with Aiskew) (town) 153 85 15 253

Core Strategyrequirement(maximum)

185 73 73 331

Sub Area Total 564 257 195 1016

Former RSS* & CoreStrategy requirement 553 217 217 987




62

ALLOCATIONS - December 2010 - EASINGWOLD


63

5. Easingwold Sub Area



the Core Strategy places on the Easingwold

Area are as follows:

• Spatial Principle 2 defines the Easingwold

Sub Area as an Area of Restraint from

external influences, which is intended to

counter the development pressures from

York. The scale of new housing development

will therefore be reduced in the Easingwold

Sub Area to restrict further in-migration from

York whilst still accommodating the housing

requirement of the local population, including

the need for affordable housing. Similarly,

employment development in the Easingwold

Sub Area will be more limited in order to

reduce cross boundary commuting from York;





Service CeEasingwold Service VilBrafferton/HusthwaiteShipton Stillington SecondaryAlne Brandsby Crayke Huby Linton on ORaskelf Sutton on tTholthorpeTollerton

Service Centre

• Easingwold

Service Villages

• Brafferton/Helperby

• Husthwaite

• Shipton

• Stillington

Secondary Villages

• Alne

• Brandsby

• Crayke

• Huby

• Linton on Ouse

• Raskelf

• Sutton on the Forest

• Tholthorpe

• Tollerton



64





• Policy CP6 requires that at least two thirds of

this housing development be located in

Easingwold town, giving minimum targets as

follows:


dwellings in Easingwold Area to be

“affordable” (see Development Policy DP15

for definition);



Easingwold Area (out of 75 hectares in the

District as a whole). Taking account of


Core Strategy estimates that a further 7

hectares will need to be identified.


hierarchy, defining Easingwold as a District

Centre, meeting the day-to-day needs of its

rural catchment.

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

EasingwoldArea 553 160 160 873


Phase 12004 - 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

EasingwoldService Centre 368 107 107 582




65


Housing

5.2.1 The plan period for the LDF started on 1st April2004. In order to establish the outstanding need toallocate land for housing for the remainder of theplan period (to 2026), account needs to be taken ofcompletions to date (the most recent informationbeing available up to 1st April 2008), andoutstanding commitments (ie. land with planningpermission for housing). All these commitmentshave been reviewed, in order to establish that theyare consistent with LDF policies, and are likely tocontribute towards meeting the housing landsupply. The following table sets out the currentposition, and the resulting residual requirementwhich needs to be identified in this DPD in the firstphase, 2004 – 2016:

5.2.2 The analysis in the rest of this Section advancesproposals which will meet the Core Policy CP5A

and CP6 requirement for the Sub Area – the firstphase taking account of completions andcommitments as indicated in this table.


5.2.3 Policy CP10A identifies the target level foremployment development in the Easingwold SubArea for the period 2005 – 2021 as 8 hectares.The Economic Development Study identified 1hectare of land that already has permission foremployment purposes – therefore, the CoreStrategy states that a further requirement ofaround 7 hectares is needed in the EasingwoldSub Area. Since this assessment, other land hasbeen given approval for employment purposeseg. The Hawkhills, Easingwold and a number ofother sites that were not taken into account inthe Economic Development Study, furtherreducing the employment land requirement toaround 6 hectares.




Residual to meet former RSS* &Core Strategy requirements forPhase 1 (2004 – 2016) (=553 for SubArea, =min. 368 for Service Centre)

Easingwold 51 210 261


Brafferton/Helperby 9 5 14

Husthwaite 7 4 11

Shipton 5 15 20

Stillington 15 16 31


Alne 9 6 15

Brandsby 0 4 4

Crayke 1 1 2

Huby 6 5 11

Linton-on-Ouse 0 1 1

Raskelf 6 3 9

Sutton-on-the-Forest 5 7 12

Tholthorpe 1 1 2

Tollerton 4 29 33


Others 19 22 41 0

Total 138 329 467 86




66

5.3 EASINGWOLD SUB AREA: STRATEGIC

INFRASTRUCTURE

5.3.1 There are a number of key infrastructure projectsand requirements that are necessary for thedelivery of the allocations for the EasingwoldSub Area. The main elements are set out here,and further details are provided in the supportingtext for each allocation or proposal. Annex 4draws these elements together to illustrate theanticipated Strategic Infrastructure Plan for theDistrict. However it only gives a snapshot of therequirements as known at the time of thepreparation of this DPD and based on evidencefrom 2008-2009. At the time of developmentcoming forward all specific infrastructurerequirements will need to be considered in thelight of identified needs at that time and the testsof Government Circular 05/2005 (PlanningObligations) and the statutory tests inCommunity Infrastructure Levy (CIL) Regulation122 in relation to the reasonable and necessaryrequirements to enable development to proceed.


Sub Area wide

• School PlacesAdditional school places will be required incertain areas of the Easingwold Sub Area.Financial contributions will be required towardsthe provision of the additional school placesresultant from the development. Developerswill be required to liaise with the educationauthority (NYCC Children and Young People’sService) to ascertain the existing capacitywithin the local schools and any predictedshortfall resultant from the proposeddevelopment that needs to be addressed.

• Improvements to the Footpath andCycleway NetworkImprovements to the footpath and cyclenetwork across the Sub Area will be achievedthrough the development of the siteallocations. In addition to cycle way provisionin and around the Market Town, theseimprovements should include links to The

White Rose Cycle Route which passes throughUppleby. The improvement or creation of thecycle routes across the Sub Area will providemore sustainable transport options, creatinglinks in and around settlements.

• Improvements to the Sewerage andDrainage Network and Transport SystemsDevelopers will be required to provide, whereappropriate, necessary infrastructureimprovements. These will includeimprovements to the sewer, drainage, utilitiesand transport networks and may includesignificant improvements benefiting a widerarea than the development site. Whererelevant, these improvements are identified inthe supporting text for each allocation orproposal.

• Local Health Care FacilitiesIncreased or improved access to local healthcare facilities may be required, with the mainfocus of provision likely to be on the ServiceCentre.

Easingwold Town

• Sports Facilities at Easingwold SecondarySchoolIndoor sports facilities at EasingwoldSecondary School are already at orexceeding capacity, and contributions will besought from the developers of housingallocations in the town towards the cost ofproviding a Sports Hall at the School.


5.3.2 In addition to these major infrastructure issues,there will be smaller infrastructure works andschemes that will also be required across theEasingwold Sub Area. These will includecommunity infrastructure identified through theCommunity Planning process. The Council willseek to implement these where appropriate withcontributions provided through developmentwithin the Easingwold Sub Area and, whererelevant, these improvements are identified insupporting text for each allocation or proposal.



67

5.4 EASINGWOLD TOWN

Strategic overview

5.4.1 Easingwold is identified as a Service Centre

within the Settlement Hierarchy set out in Policy

CP4 of the Hambleton Core Strategy. The town

has a wide range of businesses, retail uses,

schools, employment and medical services.

5.4.2 Easingwold is located close to the A19 to which

there is good vehicular access. Thirsk lies 22 km

to the North West of the town and the Sub

Regional Centre of York lies approx 18 km to the

South East. York has a strong influence on

Easingwold, both economically and socially.

5.4.3 Key characteristics of Easingwold include:

• location of main facilitiesThese are generally in or close to the Market

Place, although there are a number of niche

market shops in Long Street where there are

also supermarkets and a small range of other

shops. There is a primary school to the north

of the town and a large secondary school at

the southern end of the town;

• location of main employment areasIn addition to the range of employment

opportunities in the town centre commercial

area, there is a small industrial estate to the

south of the town off Stillington Road;

• main environmental constraintsA large area to the north of Uppleby is

considered to be of townscape quality in the

terms of Policy DP10, and should, therefore

be protected from development. Few other

significant environmental constraints exist,

although there are known to be areas to the

south of the town that have land drainage

problems due to a high water table. These

can, however, be addressed as part of any

development proposal. Easingwold centre

and Uppleby have been designated as a

Conservation Area;

• accessibility and infrastructure issuesThe A19(T) runs north-south between Thirsk

and York, and Easingwold has good access

to it from both the northern and southern

ends of the town;

• brownfield landAlthough there are some available areas of

brownfield land within the existing

Development Limits, they are inadequate in

both size and number to satisfy the

anticipated housing requirement for the

settlement.


Easingwold

5.4.4 The strategic approach to the release of housing

in Easingwold Town reflects a range of factors

such as the outcome of public consultation both

in terms of those sites selected and those sites

that have been rejected. The first priority is to

use the scattered sites within the built up area of

the town and secondly, the intention is to focus

development mainly to the south and east of the

town. This approach has the following main

benefits:

• it is capable of accommodating a variety of

uses;

• all of the selected areas are close to, or abut

the existing built up areas, and the

development of these sites would respect the

existing form of the settlement;

• none of the sites are identified by the

Environment Agency as being land liable to

any significant flood risk, and land drainage

issues can be satisfactorily addressed;

• there is potential for phasing the release of

the selected areas for development;

• the sites are within reasonable walking or

cycling distance of the town centre and public

transport services;

• the sites are known to be available in the

short to medium term;

• the sites received general support as being

the most appropriate development options

during the consultation process.



68



Further significant development to the west

would be visually very prominent; to the north

east would be difficult to access and potentially

have a detrimental impact on the Conservation

Area; and to the north west would not respect

the existing form and character of the settlement.

Allocations


development in Easingwold Town. Summary

Table E1 provides a full listing of all the sites,

and Map E1 illustrates the location of these sites

in the town. However, the Proposals Map must

be consulted as the definitive source of the

boundaries. The details of the allocations follow.

Summary Table E1: Easingwold TownAllocations


following sites:

HOUSING

EH1 Ward Trailers, York Road (1.5 ha)EH2 Kellbalk Lane and East of Oxenby Place

(4.0 ha)EH3 North of Meadow Spring Way (0.67 ha)

MIXED USES

EM1 Stillington Road / York Road (8.6 ha)


EC1 Cemetery Extension (1.0 ha)




69

Map E1



70

HOUSING

Context1 This site comprises disused industrial premises.

The site is located on the southern edge of

Easingwold, south of Easingwold Secondary

School and adjoins farmland to its south, west

and east.

Proposed Development 2 The site will be developed for housing, to be

accessed directly from York Road.

Development Requirements and Explanation3 This site has good access to public transport,

local services and facilities (post office,

supermarkets, public houses etc), all of which

are within reasonable walking distance.

4 The site is close to the Secondary School and

local amenities and can be developed

independently of other allocations and without

prejudicing the existing form and character of the

settlement.

5 The housing on this site will be at a density of at

least 35 dwellings per hectare in order to maximise

accessibility to services and facilities and, in

addition, satisfactorily relate to existing dwellings

nearby with regard to density and layout. The


Core Policy CP9 requirements and will be subject

to negotiation and, if necessary, the outcome of



6 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicates

that there is currently a demand for

accommodation for families and retirees (the

former seeking 3 and 4 bedroom properties (but

not town houses) and the latter seeking 2 and 3

bedroom properties), though there is also a

general shortage of bungalows in the

Easingwold Sub Area. It is expected, therefore,

that the development will deliver houses of this

type. However, the latest information at the time

of development should be used to inform the

type and tenure of housing development to meet


7 Developer contributions will be required towards

the cost of providing a Sports Hall at Easingwold

Secondary School, in order to supplement indoor

sports facilities that are already at or exceeding

capacity. Similarly, contributions will be required

EH1 WARD TRAILERS, YORK ROAD, EASINGWOLD (1.5ha)

This site is allocated for housing, forrelease early in Phase 2 (2016 – 2021),subject to:


ii. housing types meeting the latestevidence on local needs;

iii. contributions from the developertowards the costs of a Sports Hall atEasingwold Secondary School,cycle/footpath links to other existingor proposed footpaths/cycleways and,if required, drainage and sewerageinfrastructure;

iv. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary;

v. securing any necessary improvementsto the existing drainage system orproviding appropriate and suitablealternative drainage methods;

vi. significant landscaping along thenorthern, southern and easternboundaries of the site; and

vii.appropriate measures being taken todeal with any contamination relating tothe previous use.



71

towards the provision of footpath/cycleway linksto existing routes within the town and to theNational network (White Rose Cycle Route) atUppleby. The developer will be required to makefinancial contributions towards the provision ofadditional school places and health care facilitiesin the local catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.


9 The Strategic Flood Risk Assessment indicatesthat this site has land drainage issues (standingsurface water) that can, and must, be fullyaddressed as part of the development proposalin consultation with the Environment Agency.

Implementation10 Reflecting the fact that the site is brownfield, it

will be made available for development early inPhase 2 (2016 – 2021).

11 The developer will be required to demonstratethat any land contamination issues, which mayexist as a result of the previous industrialprocesses on the site, will be addressed as partof the development proposal.

12 The public sewer network does not currently haveadequate capacity available to accommodate theanticipated foul or surface water discharge fromthis proposal. Therefore this issue will need to beaddressed in consultation with Yorkshire Water.


• it is a brownfield site, and should bedeveloped in preference to greenfield land;

• it is relatively close to the town’s services andfacilities and public transport;

• the area has good access both intoEasingwold and onto the Easingwold bypass(via York Road);

• there was support for the development of thissite during consultation.

EH2 KELLBALK LANE & EAST OF OXENBY PLACE, EASINGWOLD (4.0ha)

This site is allocated for housing, forrelease over both Phase 2 (2016 – 2021)and Phase 3 (2021 – 2026), subject to:

i. development being at a density ofapproximately 40 dwellings perhectare, resulting in a capacity ofaround 160 dwellings (of which atarget of 50% should be affordable);


iii. main access to the site being fromCrabmill Lane, with a small number ofdwellings being served directly fromOxenby Place (maximum of 10). Otherthan for cycles, pedestrians andemergency vehicles, no through routewill be permitted from Crabmill Lane toOxenby Place;

iv. provision of open space(s) within thesite, suitably linked to existing andproposed footpath routes;

v. contributions from the developertowards the costs of a Sports Hall atEasingwold Secondary School,cycle/footpath links to existing orproposed footpaths/cycleways and, ifrequired, drainage and sewerageinfrastructure;

vi. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary;

vii.securing any necessary improvementsto the existing drainage system orproviding appropriate and suitablealternative drainage methods; and

viii.implementation of any necessaryhighway improvements as a result of atraffic assessment.



72

Context1 This site is adjacent to the eastern edge of

Easingwold. There is housing to its western,

southern and northern boundaries, with open

farmland to the east. Important footpath links

exist to the west of the site (Kellbalk Lane) and

east/west through the northern part of the site

(north of Meadow Spring Way and south of

Oxenby Close).


access to the majority of the site being from

Crabmill Lane. A limited section of this

development (a maximum of 10 dwellings at the

north of the site) will be accessed from Oxenby

Place. Diagram EH2/EH3 illustrates how site

EH2 (and the neighbouring site at Meadow

Springs Way, site EH3) will be developed.

Development Requirements and Explanation3 It is anticipated that approximately 80 dwellings

will be provided towards the end of Phase 2 (a

maximum of 10 of which having access onto/via

Oxenby Place), with the remaining 80 delivered

early in Phase 3. Spreading the development

over two phases in this way will enable the

developer to have the necessary degree of

certainty, whilst allowing this large site to be

delivered within a timescale that satisfies the

development requirements of the Easingwold

Sub Area as a whole.




addition, satisfactorily relate to existing dwellings














Easingwold Sub Area. It is expected, therefore,

that the development will deliver houses of this

type. However, the latest information at the time

of development should be used to inform the



6 The main access to the site will be from Crabmill

Lane, with a small number of dwellings being

served directly from Oxenby Place. No through

route will be permitted from Crabmill Lane to

Oxenby Place other than for cycles, pedestrians

and emergency vehicles as the highway

network/junctions in Uppleby are unsuitable to

accommodate significant further development.





capacity. The developer will be required to make













9 Contributions will also be required towards the

provision of footpath/cycleway links to existing

routes within the town and to the National Cycle

Network (via the White Rose Cycle Route at

Uppleby).



73

10 The public open space required for this site will

be provided as an integral part of the overall

development and be located adjacent to, or linked

with, the existing public footpath to the west of the

site (Kellbalk Lane – see Diagram EH2/EH3) in

order to facilitate suitable footpath and cycle links

from both existing and new residential

developments. The natural/environmental and

historic attributes of Kellbalk Lane as a public

amenity and footpath shall, however, be protected

and where appropriate enhanced.

Implementation 11 Site EH2 is a greenfield site which will be

available for development spread over Phase 2

(2016 – 2021) and Phase 3 (2021 – 2026), with

80 completions in each phase.

Justification 12 This site is allocated because:

• it can be developed without having an

adverse affect on the character or form of the

settlement;

• it has ready and easy access to the town

centre’s services and facilities and public

transport;

• development of this site has general

community support;

• it is available within the short to medium term.

Diagram EH2/EH3



74

Context1 This site is currently disused agricultural land. It

is surrounded by housing on all sides. There is a

public footpath to the south of this site linking to

the town centre.


access from Meadow Spring Way on the

Paradise Field estate.

Development Requirements and Explanation3 Diagram EH2/EH3 above illustrates in broad

terms how this site will be developed.




addition, to satisfactorily relate to existing

dwellings nearby with regard to density and layout.


reflects Core Policy CP9 requirements and will be











Easingwold Sub Area. Therefore, it is expected

that development will deliver houses of this type.





6 The main access to this site will be from the

Paradise Field and Meadow Spring Way estate,

with possible emergency access and

footpath/cycle links through to Oxenby Place.

7 A footpath/cycleway link should be provided to

existing local routes such as “The White Rose

Cycle Route” at Uppleby (via Oxenby Place).














EH3 NORTH OF MEADOW SPRING WAY, EASINGWOLD (0.67ha)

This site is allocated for housing, forrelease in Phase 3 (2021-2026), subject to:



iii. vehicular access to the site being fromMeadow Spring Way with afootpath/cycle link and emergencyvehicular access being providedthrough to Oxenby Place;

iv. contributions from the developertowards the costs of a Sports Hall atEasingwold Secondary School,cycleways and footpaths and, ifrequired, drainage and sewerageinfrastructure; and

v. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.



75







Implementation 11 In consideration of the overall delivery of the

housing requirement in the Easingwold Sub

Area, this site will be delivered in Phase 3 (2021

– 2026). This is because available brownfield

sites should be developed first, in accordance

with current Government guidance, and the

development of other housing sites in the town

are linked to the delivery of essential

employment land or infrastructure requirements.


• it can be developed without prejudicing the

existing form or character of the settlement,

as it is surrounded by existing development;

• it is within walking distance (400m) of local

services and facilities (schools, supermarkets

etc) and public transport;

• it is available for development.

MIXED USES

EM1 STILLINGTON ROAD/YORK ROAD,

EASINGWOLD (8.6ha) (2.6ha for

housing, 6.0ha for employment and other

uses)

This site is allocated for mixed

development, subject to:

i. housing (2.6ha), being developed in

Phase 1 (up to 2016), located in the

central part of the site accessed off

York Road;

ii. development being at a density of





iii. housing types meeting the latest

evidence on local needs;

iv. employment development (6.0ha)

being in two distinct parts: B1

employment uses, together with

health and small retail facility uses

(2.5ha) at the north of the site,

accessed from Stillington Road, and

B2/B8 uses (3.5ha) at the south of the

site, accessed from York Road;

v. the design and nature of the B1, B2

and B8 employment developments

should be set in high quality

environments and respect the

proximity of the neighbouring housing

(existing and proposed);

vi. the main access points to the site

being taken from York Road with a

secondary access point from

Stillington Road with no vehicular

links between the two;

(cont.)



76

Context1 The site is located on the south-eastern edge of

the town. It is a site almost entirely in current

agricultural use (as pasture). Apart from the

south, where it adjoins flat open fields in

agricultural use, the character of the surrounding

area is largely developed: residential and

education uses to the west, employment to the

east and residential/agriculture to the north. The

site has frontages onto both Stillington Road and

York Road, and from York Road there is easy

access to the A19 Easingwold bypass.

Proposed Development2 The site will be developed for housing,

employment, health and small retail facilities,

with the main access points being from York

Road. A secondary access (with emergency

links) shall be created from Stillington Road.

Diagram EM1 following illustrates, in general

terms how this site will be developed.

Development Requirements and Explanation3 The housing part of this site should be

developed at a minimum density of 35 dwellings

per hectare in order to maximise accessibility to

services and facilities and, in addition, to

satisfactorily relate to existing dwellings nearby

with regard to density and layout. The proportion



















5 The requirement for high quality B1, B2 and B8

employment uses (6.0ha) reflects the

requirements of Policy DP16, and will be

delivered in two separate sections. Should there

be no need for B2 or B8, other suitable

employment uses (excluding town centre uses)

may be acceptable. At the north of the site will be

mainly high quality B1 uses (2.5ha), particularly

offices, with health and neighbourhood facilities

(which could be integrated with the housing). To

the south of the site will be mainly B2/B8 uses

(3.5ha) accessed only from York Road. This

arrangement is because development served

from York Road would have a more ready

access to the A19 Easingwold bypass than

would development served from Stillington Road

which has a difficult junction with the south end

of Long Street.

vii. provision of any necessaryimprovements to the existing drainagesystem or appropriate and suitablealternative drainage methods;

viii.provision of landscaping to thesouthern part of the site, and betweenthe housing and B1 and B2/B8development;

ix. contributions from the developertowards the costs of a Sports Hall atEasingwold Secondary School, cycleor footpath links within the site and toother existing or proposedfootpaths/cycleways, and, if required,drainage and sewerage infrastructure;and

x. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.



77

6 The design of the site should facilitate a 20mph

zone. A traffic assessment will be required to

identify the need for any off-site highway works

to which the developer will be required to

contribute.

7 The nature, design and layout of the non-

residential parts of this development will respect

the proximity of existing housing and residential

amenity by appropriate positioning, orientation

and landscaping. In addition to landscaping

between the new housing and the B2/B8

development, appropriate landscaping will also

be required at the southern boundary of the

B2/B8 site to reduce the visual impact of the

development when approaching Easingwold

from the south.




















Implementation11 Because of the essential infrastructure links

between the employment and residential

elements of this development, this site (EM1)

will be developed in Phase 1 (up to 2016).

12 Parts of this site (particularly adjoining Stillington

Road) have a high water table and the southern

part is known to have land drainage issues. The

suitability of existing surface water drainage

channels and culverts will need to be addressed

and where appropriate upgraded and maintained

(both issues funded by the developer).

13 A public sewer crosses the site and may reduce

the developable area of the land. In consultation

with Yorkshire Water, the potential of the existing

public sewer network to accept discharge from

the proposed development will need to be

considered and any improvements identified and

addressed before any development is

commenced.

Justification14 This site is proposed for development because:

• it is close to Easingwold Market Place, Long

Street and to other services/facilities and

public transport, and is therefore an

appropriate location for housing;

• locating B1 employment uses south of

Stillington Road would provide a suitable

transition between the existing employment

uses to the south east and the residential

uses to the north west;

• B2-B8 uses to the south of the allocated site

would benefit from easy access to the

Easingwold bypass (A19);

• development of these areas for mixed use

would provide sites to satisfy an identified

employment need in the area, and strengthen

the commercial offer of Easingwold;

• although consultation during the preparation

of the DPD revealed some opposition to the

proposed housing component, there was

support for the use of this site for employment

purposes.



78

Diagram EM1:



79


Context1 This site is to the north east of the existing

church and cemetery at Church Hill. There is

agricultural land to the west of site EC1 with

burial land to the south.

Proposed Development2 The site is allocated for use as an extension

to the existing cemetery to the south which

abuts the site.

Development Requirements and Explanation3 The existing cemetery around the adjacent

Church to the south is almost at capacity and

this site, being a natural extension of the existing

burial land located at the south is a suitable

extension site.

4 The site will be landscaped, particularly to the

west where there are nearby residential

properties.

Implementation5 The proposal will be implemented in partnership

between the District Council and the Easingwold

Town Council.

Justification6 This site is proposed for development because:

• it will provide the urgently needed extension

to the existing cemetery;

• the location has Parish Council support;

• the site is sufficiently close to the town centre

to be accessible for visitors to the cemetery,

and is logically located in relation to the

existing church and cemetery.

EC1 CEMETERY EXTENSION NORTH OF THE

CHURCH, EASINGWOLD (1.0 ha)

This site is allocated as an extension to the

existing cemetery subject to:

i. access to the site being through the

existing cemetery, and

ii. appropriate landscaping to the west and

east of the site.



80

5.5 EASINGWOLD SUB-AREA SERVICE

VILLAGES

5.5.1 The Core Strategy defines Brafferton/Helperby,

Husthwaite, Shipton and Stillington as the

Service Villages in this Sub-Area. These are

promoted as the main location of services to

supplement those provided in Easingwold.

Policy CP6 states that limited development is

appropriate in these Villages, to meet the needs

of local communities.

5.5.2 The general strategic approach to development

in each of the Service villages in the Easingwold

sub area has been to:

• give priority to the use of brownfield sites and

sites that are within the built up area located

close to the existing services within the village;

• use sites which, where on the periphery, have

the least significant impact on the form and

character of the settlement.

5.5.3 This general approach has the benefits of:

• being the more sustainable in terms of

access to, and support for existing services

and facilities within the settlement;

• providing affordable housing in identified

areas of local need.

1. BRAFFERTON / HELPERBY

Strategic overview

5.5.4 Brafferton and Helperby are located

approximately 9.5 km west of Easingwold. They

are situated close to the western boundary of the

District.

5.5.5 Key characteristics of Brafferton/Helperby

include:

• location of main facilities:The villages of Helperby and Brafferton, abut

each other and have therefore for the

purpose of service provision, been treated as

a single settlement. For example, the Church

and Primary School are both located in

Brafferton with the village shops and post

office and a Public House being located in

Helperby. Other services that exist include a

playgroup / nursery and opportunities for

casual recreation.


and areas in Brafferton/Helperby. However,

employment opportunities exist at Easingwold

and at Dalton Industrial estate which lies to

the north.


constraints in Brafferton/Helperby. There is

potential for the nearby River Swale to flood,

however the built up areas of both Brafferton

and Helperby are at a significantly higher

level than the areas susceptible to flooding.

Brafferton/Helperby is designated a

Conservation Area.

• accessibility and infrastructure issues:Brafferton/Helperby is not located on a main

route and is only accessed by ‘B’

classification roads. There are bus services to

Easingwold.


land at Brafferton/Helperby.

The approach to development in

Brafferton/Helperby

5.5.6 Unlike some of the other sites put forward for

consideration around the settlement, the two

sites selected for development in

Brafferton/Helperby will provide the opportunity

for the improvement of Back Lane and further

development without detriment to the character

and form of this Service Village. The small

allocation proposed reflects the lower level of

services and facilities in the settlement when

compared with those of other Service Villages

(such as Stillington).



81

Allocation

5.5.7 The area allocated for housing development in

Brafferton/Helperby, either side of Back Lane, is

illustrated on the following Map E2. However, the

Proposals Map must be consulted as the

definitive source of the boundaries. The policy

allocating the site(s) and setting out the details of

its development follows:

Map E2



82

HOUSING

Context1 This site lies towards the north of The Leas and

south west of Back Lane, and comprises a

paddock to the rear of a frontage property at

Helperby Main Street, together with a small parcel

of agricultural land to the north east of Back Lane.


access from Back Lane.

Development Requirements and Explanation3 The housing on this site will be at a density of at



addition satisfactorily relate to existing dwellings




















5 Landscaping will be required to the south of that

part of the site off Balk Avenue which currently

has no natural boundary.

6 As part of the scheme, the existing

unsatisfactory alignment of Back Lane as it

passes through the site will be improved.










Implementation8 This site will be developed in Phase 3 (2021 –

2026) in order to appropriately deliver the required

housing in the Sub Area over the plan period.


• the site is close to the village centre and its

services and facilities and public transport;

• development across Back Lane at this point

would enable the road to be re-aligned,

improving access along Back Lane;

• it would round off development to the South

West of Balk Avenue and fits in with the form

and character of the village;

• the land is available.

EH7 BACK LANE, HELPERBY (0. 5ha)

This site is allocated for housing, for release

in Phase 3 (2021 – 2026), subject to:






ii. housing types meeting the latest


iii. provision of landscaping to the south

of that part of the site off Balk Avenue;




facilities as necessary; and

v. highway improvements at Back Lane.



83

2. HUSTHWAITE

Strategic overview

5.5.8 Husthwaite is located approximately 6 km north ofEasingwold, and just over 1.5 km east of the A19.

5.5.9 Key characteristics of Husthwaite include:

• location of main facilities:These are located along the village street andcurrently include a pub, shop, primary school,churches and areas of open space;

• location of main employment areas:The nearest main employment area forHusthwaite is Easingwold approximately 6 kmto the south;

• main environmental constraints:There are few environmental constraints todevelopment in Husthwaite except it has aConservation Area;

• accessibility and infrastructure issues:Husthwaite is not located on a main route and is

only accessed by ‘B’ classification roads, thoughthere is a bus service to Easingwold and York;

• significant areas of brownfield land:there are no developable brownfield sites inHusthwaite.

The approach to development in Husthwaite

5.5.10 Unlike many of the other sites put forward forconsideration, the site selected for developmentin Husthwaite will provide the opportunity forfurther development in the future withoutunacceptable detriment to the character andform of this Service Village.

Allocation

5.5.11 One site is allocated for housing development inHusthwaite, illustrated on the following Map E3.However, the Proposals Map must be consultedas the definitive source of the boundaries. Thepolicy allocating the site and setting out thedetails of its development follows:

Map E3



84

HOUSING

Context1 This site is currently in agricultural (pasture) use.

It lies on the edge of the settlement, close to itscentre, with housing to the north and east.There is open farmland to the west and south.

Proposed Development2 The site will be developed for housing. Access to

the site will be via the existing cul-de-sac(“Prospect Cottages”) to the north.

Development Requirements and Explanation3 The housing part of this site should be

developed at a minimum density of 30 dwellingsper hectare (which is the minimum allowed undercurrent Government Guidance) in order tomaximise accessibility to services and facilitiesand, in addition, satisfactorily relate to existingdwellings nearby with regard to density and layout.The proportion of affordable houses requiredreflects Core Policy CP9 requirements and will besubject to negotiation and, if necessary, the

outcome of economic viability assessment at thetime of making a planning application.

4 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicatesthat there is currently a demand foraccommodation for families and retirees (theformer seeking 3 and 4 bedroom properties (butnot town houses) and the latter seeking 2 and 3bedroom properties), though there is also ageneral shortage of bungalows in theEasingwold Sub Area. It is expected, therefore,that development will deliver houses of this type.However, the latest information at the time ofdevelopment should be used to inform the typeand tenure of housing development to meet localneeds in accordance with Policy DP13.

5 Developer contributions will be required towardsthe provision of public open space to the south ofthe Primary School. The developer will be requiredto make financial contributions towards theprovision of additional school places and healthcare facilities in the local catchment area ifevidence from the education and health authoritiesat the time of the proposed developmentdemonstrates that the development will result in adeficiency. Contributions will be administered bythe education and health authorities respectively.

6 The design and layout of the proposeddevelopment will provide for a suitable means ofaccess to both the south and the west of theallocated site (to allow for further development inthe area if required in the future, as this area isconsidered to be the most suitable for furtherdevelopment in this village).

Implementation7 This site has no known constraints and can be

delivered in Phase 2 (2016 – 2021).


• it has minimal landscape impact;• it is well related to the existing form of the village;

• it has a suitable and acceptable means of

access onto the main village street.

• it has easy access to local facilities and public

transport.

EH5 SOUTH OF PROSPECT COTTAGES, HUSTHWAITE (0.65ha)

This site is allocated for housing, for releasein Phase 2 (2016 – 2021), subject to:



iii. contributions from the developertowards providing a village play area;


v. landscaping to the east of the site; and

vi. design and layout of the site to providefor possible further development to thesouth and west of the site.



85

3. SHIPTON

Strategic overview

5.5.12 Shipton is located at the south of Hambleton

District, 11 km from Easingwold Service Centre.

York lies to the south of Shipton, and is much

closer than Easingwold (less than 7 km).

5.5.13 Key characteristics of Shipton include:

• location of main facilities:Shipton has a good range of facilities

including a primary school, church, public

house, village hall and opportunities for

various types of casual and formal recreation.

The village shop and post office was recently

closed;

• location of main employment areas:Employment opportunities exist to the west of

the village;

• main environmental constraints:There are no known flooding issues in the

village. Shipton lies within the York Green

Belt with small areas of land around it being

excluded from the designation;

• accessibility and infrastructure issues:The A19 passes through Shipton, which

provides good public transport links to the

north and south (Easingwold and York);

• significant areas of brownfield land:There is one significant area of brownfield

land located in Shipton that has been vacant

for many years – the garage site in the centre

of the village.

The approach to development in Shipton

5.5.14 Despite lying within the York Green Belt, there

are several areas around Shipton where

development could possibly take place without

detriment to the character or appearance of the

village or harm to the York Green Belt. These

areas have been specifically excluded from

Green Belt designation in order to provide scope

for limited expansion if and when required.

However, Shipton is within an Area of Restraint

where the development allowed is only intended

to provide for local residential needs. For this

reason, and in view of Shipton’s proximity to

York, only limited development is proposed for

this village.

Allocation


Shipton, which is illustrated on the following Map

E4. However, the Proposals Map must be

consulted as the definitive source of the

boundaries. The policy allocating the site and

setting out the details of its development follows:



86

Map E4



87

HOUSING

Context1 This site comprises a disused and derelict petrol

filling station and garage fronting the main street.

It is located towards the centre of the village, and

is largely surrounded by housing.


access taken directly from the A19.

Development Requirements and Explanation3 The housing on this site should be at a density of

at least 20 dwellings per hectare. The low

density is due to the sites restricted shape that is

likely to affect its developability. The proportion of






4 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicates thatthere is currently a demand for accommodation forfamilies and retirees (the former seeking 3 and 4bedroom properties (but not town houses) and thelatter seeking 2 and 3 bedroom properties), thoughthere is also a general shortage of bungalows inthe Easingwold Sub Area. It is expected, therefore,that development will deliver houses of this type.However, the latest information at the time ofdevelopment should be used to inform the typeand tenure of housing development to meet localneeds in accordance with Policy DP13.

5 Land contamination issues will need to be addressedin view of the site’s previous use as a garage.

6 Natural England has indicated that there areprotected species (specifically bats) known to be inthe area of the site. In accordance with PoliciesDP31 and DP32, the timing of development on thissite will need to take this into account.

7 The developer will be required to make afinancial contributions towards the provision ofadditional school places and health care facilitiesin the local catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

Implementation 8 This site will be developed in Phase 2 (2016 – 2021)

because sufficient housing has been approved orprovided in the Service Centre to meet theEasingwold sub area requirements for Phase 1.


• it is a brownfield site;• it has been vacant for many years, and its

development would improve the appearance ofthe village, enhancing its character and form;

• it would provide housing in an accessible andsustainable location;

• its available;• it has easy access to services/facilities and

public transport.

EH4 GARAGE, MAIN STREET, SHIPTON

(0.5ha)

This site is allocated for housing, for

release in Phase 2 (2016 – 2021), subject

to:








iii. appropriate measures being taken to

deal with any contamination relating to

the previous garage use; and







88

4. STILLINGTON

Strategic overview

5.5.16 Stillington is located approximately 5.5 km east

of Easingwold.

5.5.17 Key characteristics of Stillington include:

• location of main facilities:services and facilities at Stillington include

convenience stores, post office, doctors

surgery, public houses, a primary school,

village hall, church and various recreation

facilities including a football pitch;

• location of main employment areas:The nearest employment centre is at

Easingwold, although York is also close by;

• main environmental constraints:Although Stillington is not subject to major

flooding difficulties, areas to the east are

influenced by the River Foss and are within

higher flood risk zones. Stillington has a

Conservation Area;

• accessibility and infrastructure issues:Stillington is not located on a main route and

is only accessed by ‘B’ classification roads.

There is a bus service to Easingwold and

York;

• significant areas of brownfield land:There are no identified brownfield sites in the

village as being suitable for development.

The approach to development in Stillington

5.5.18 In order to preserve the linear appearance and

character of Stillington, development to the south

of South Back Lane is the most appropriate

option, as land to the east may be susceptible to

flooding, and land to the west could have an

adverse affect on the visually pleasant entrance

to the settlement when approaching from

Easingwold.

Allocation


Stillington, illustrated on the following Map E5.



policy allocating the site and setting out the

details of its development follows:



89

Map E5



90

HOUSING

Context1 This site lies on the southern edge of the

settlement, close to the village centre. The land

is currently in agricultural use. It adjoins housing

to the north, west and east, and farmland to the

south. The area to the north of South Back Lane

lies within the Stillington Conservation Area.

Proposed Development2 The site will be developed for housing, with the

main access taken from Carr Lane to the west,

with a secondary/emergency access northwards

onto the Main Street.

Development Requirements and Explanation3 The housing on this site should be at a density of

at least 30 dwellings per hectare (which is the

minimum allowed under current Government

Guidance) in order to maximise accessibility to

services and facilities and, in addition,

satisfactorily relate to existing dwellings nearby

with regard to density and layout. The proportion



















5 Primary access to the site shall be from Carr

Lane, to the west, as the narrow route

northwards at the east of the site (linking South

Back Lane to the Main Street, where traffic

calming measures should be incorporated) is not

suitable as a primary route. South Back Lane will

require highway improvement in the form of

improved alignment, footpath provision etc along

its full length (incrementally as each Phase

takes place).

6 Substantial landscaping will be provided along

the southern boundary of the site, to minimise

any visual impact of the new development when

viewed from the south from Carr Lane.

EH6 SOUTH BACK LANE, STILLINGTON (1.0ha)



to:








iii. provision of highway improvements on

South Back Lane and traffic calming

measures on the link between South

Back Lane and the High Street;





v. provision of landscaping along the

southern boundary.



91










Implementation8 The housing on this site will be delivered in

Phase 3 (2021 – 2026) (30 units), as allocations

to satisfy a more urgent housing need in other

villages in the Sub Area will meet the Sub Area

housing requirement for both of the earlier

phases .


• it is the logical extension of development

along South Back Lane;

• development in this area would respect the

existing form and character of the village with

little adverse impact on the Conservation

Area;

• development in this area would help provide

highway improvements along South Back

Lane.

• it has good access to services and facilities

and public transport.



92

5.6 SUMMARY OF ALLOCATIONS: EASINGWOLD

SUB AREA


5.6.1 The overall implications of the allocations in the

Easingwold Sub Area in terms of housing land

supply are as follows:

• the allocations will provide approximately 400

new homes (2008 – 2026) within the

Easingwold Sub Area in the Service Centre

and Service Village settlements. This, in

addition to the completed and committed

dwellings already identified in the area for the

period 2004 -2008 (467), results in total

provision of 867 homes, very close to

meeting the former RSS* and Core Strategy

requirements set out in para. 5.1.1 above;

• out of the total of 400 in the Easingwold Sub

Area, 325 new homes are planned for

Easingwold town which, in addition to those

completed and committed (261), caters for

almost 2/3rd of the total housing requirement

for the Easingwold Sub Area (586 of 867 =

67%). This meets the requirements of Policy

CP6 in the Core Strategy;

• these Allocations do not utilise significant

amounts of brownfield land for development.

Overall an estimated 441 of the 867 dwellings

in the Easingwold Sub Area (51%) over the

plan period will be on brownfield land.

However, only 15% of the allocations, 60 of

the 400 dwellings in the Easingwold sub area,

are on brownfield land. This is due to the

nature of Easingwold and the associated

Service Villages in the Sub Area having limited

brownfield opportunities – Northallerton and

Thirsk provide more opportunities for

development on brownfield sites;

• in terms of the phased release of housing

land in line with PPS3, the required totals for

each of the three phases for the Easingwold

Sub Area are set out in para. 5.1.1 above. In

Easingwold town as the Service Centre, and

in the Service Villages, the intended phasing

of housing of the allocations is set out below.

This takes account of 467 completions and

commitments for the period 1st April 2004 to 31st

March 2008, which are included within Phase 1.

Given the existing level of commitments, this

implied trajectory can be seen to be very similar

to the required three phases:

5.6.2 The Allocations sites are intended to be phased

as follows:

Phase 1(2004-2016)


Easingwold EM1 90

Total 557

Phase 2(2016-2021)


Easingwold EH1 50

Easingwold EH2 80**

Shipton EH4 10

Husthwaite EH5 20

Total 160

** Site EH2 is split across Phases 2 and 3

Phase 3(2021-2026)


Easingwold EH2 80**

Easingwold EH3 25

Stillington EH6 30

Brafferton/Helperby EH7 15

Total 150


** Site EH2 is split across Phases 2 and 3




93

5.6.3.The table below shows how the proposals for

housing site allocations in the Easingwold Sub

Area (incorporating housing completions and



RSS* and the Core Strategy for period

(2004-2026), as set out in para. 5.1.1:


Land allocated for employment purposes


employment development in the Easingwold Sub

Area for the period 2005 – 2021 as 8 hectares.

As para. 5.2.3 indicates, subsequent planning

permissions and developments have reduced

this total, and there is currently a further

requirement of around 6 hectares needed in the

Sub Area.

5.6.5 Further employment land is allocated in this DPD

by Allocation EM1 (6.0 ha), which meets this

requirement.


2016-2021

2021-2026 Total

Easingwold (town) 351 130 105 586


368 107 107 582




Total outsideEasingwold (town) 206 30 45 281


185 53 53 291

Sub Area Total 557 160 150 867





94

ALLOCATIONS - December 2010 - NORTHALLERTON


95

6. Northallerton Sub Area


6.1.1 The main Sub Area specific implications of the

Core Strategy for the Northallerton Area are as

follows:

• Spatial Principle 1 identifies the southern

part of the Northallerton Sub Area as being

part of an Area of Opportunity (which also

includes part of the Thirsk area and the

eastern part of the Bedale area), reflecting

the scope for development based on

accessibility, scale of existing facilities and

relative lack of development constraints. Most

of Hambleton’s housing and employment

development will take place within this Area;

• Spatial Principle 2 defines the northern part

of Northallerton Sub Area as an Area of

Restraint in order to counteract the

pressures for development from the Tees

Valley in general, and in particular the

migration from Tees Valley to the north of the

Northallerton area by people commuting to

work in Tees Valley, but who live in the north

of the Sub Area;


define the sustainable settlement hierarchy.

Northallerton and Romanby are taken as one

settlement for the purposes of the Plan. This

Sub Area comprises the following

settlements:

Principal Service Centre Northallerton

(with Romanby)

Service Villages Brompton

East Cowton Morton on Swale

Secondary

Villages Ainderby Steeple Appleton Wiske Great Smeaton

Principal Service Centre

• Northallerton

(with Romanby)

Service Villages

• Brompton

• East Cowton

• Morton on Swale

Secondary Villages

• Ainderby Steeple

• Appleton Wiske

• Great Smeaton





• Policy CP6 places two requirements on the

scale of housing development in

Northallerton:

- at least 51% of all housing in the District

needs to be in Northallerton and Thirsk

towns;

- at least two thirds of all housing in the

Northallerton Sub Area should be in

Northallerton (with Romanby).

Reconciling these two requirements to give a

working target for Northallerton and Thirsk

towns (by using the proportionate differences

in Sub Area totals between Northallerton and

Thirsk Sub Areas), this effectively gives a

minimum target of housing provision in

Northallerton (with Romanby) of:


dwellings in Northallerton Area to be


for definition);

• Policy CP10A sets a target level of 20 hectaresof employment development in the NorthallertonArea (out of 75 hectares in the District as awhole). Taking account of existing land availablewith permission, the Core Strategy estimatedthat only a further 8 hectares would need tobe identified. Adjustments to this figure, in thelight of subsequent events, are considered inpara. 6.2.3;

• Policy CP12 supports the local economy andspecifically transport investment – in theNorthallerton Area, support is identified in theDevelopment Policies DPD by Policy DP16for measures to improve accessibility to andfrom Northallerton and for development of theWensleydale Railway.

• Policy CP14 defines the District-wide retailhierarchy, defining Northallerton as theDistrict’s single Main Town Centre, whichserves the whole District.



96

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Northallerton Area 1172 507 507 2186


Phase 12004 - 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Northallerton Principal Service Centre

1027 409 409 1845




97


Housing




the plan period (to 2026), account needs to be

taken of completions (the most recent

information being available up to 1st April 2008),

and outstanding commitments (ie. land with

planning permission for housing). All these

commitments have been reviewed, in order to

establish that they are consistent with LDF

policies, and are likely to contribute towards

meeting the housing land supply. The following

table sets out the current position, and the

resulting residual requirement which needs to

be identified in this DPD in the first phase,

2004 – 2016:

6.2.2 The remainder of this Section allocates land to

meet the requirements of Core Policies CP5A

and CP6 for the Sub Area – the first phase taking

account of completions and commitments as

indicated in this table.

Land for employment uses6.2.3 Policy CP10A identifies the target level for

employment development in the NorthallertonSub Area for the period 2005 – 2021 as 20hectares. It was envisaged in the Core Strategy(based on the Economic Development Study)that approximately 12 hectares of employmentland was committed for development, andtherefore that a further requirement of around 8hectares was needed in the Sub Area.However, that assessment was based on theformer York Trailers site in Northallerton beingretained solely for employment use. Theallocations made in this document identify theformer York Trailers site for housing development– which results in the need to find approximatelyan additional 7.5 hectares of employment land.Consequently this means a revised overallrequirement for 15.5 hectares in theNorthallerton Sub Area. The sites identified hereprovide for this level of requirement.




Residual to meet former RSS* &Core Strategy requirements for

Phase 1 (2004 – 2016) (=1172 for SubArea, =min. 1027 for Service Centre)

Northallerton (with Romanby) 317 323 640

Principal Service Centre Total 317 323 640 minimum 387

Brompton 2 9 11

East Cowton 1 3 4

Morton on Swale 1 15 16


Ainderby Steeple 8 2 10

Appleton Wiske 2 6 8

Great Smeaton 1 3 4


Others 23 21 44 0

Total 355 382 737 434




98

6.3 NORTHALLERTON SUB AREA:




delivery of the allocations for the Northallerton

Sub Area. The main elements are set out here,

and further details are provided in the supporting

text for each allocation or proposal. Annex 4

draws these elements together to illustrate the















Sub Area wide

• School Places:


certain areas of the Northallerton Sub Area.










addressed.

• Local Health Care Facilities:

Increased or improved access to local health

care facilities may be required, with the main

focus of provision likely to be on the Service

Centre.

North Northallerton

• North Northallerton Link Road:

This scheme will provide access to a large

area of mixed development, and by linking

two of the towns main radial routes, it will also

mitigate the traffic congestion currently

experienced in areas such as the Low Gates

level crossing and other key junctions in the

northern part of the town;

• Flood and Drainage Alleviation Works:

As part of the North Northallerton

development, flood alleviation works will be

undertaken in liaison with the Environment

Agency and developers. Improvements to the

local drainage system will also be made.

These works will incorporate the creation of a

flood storage area to the west of the railway

line and on the northern boundaries of the

proposed development area. To create this, a

water retaining structure is required with an

active flow control system (spillway) to

regulate maximum flow of water downstream.

This will need to be incorporated into the

embankments for the Link Road bridging the

railway line (see Proposal NM5F). There will

be related flood alleviation works undertaken

elsewhere around the town, such as

eastwards towards Bullamoor;

• Sports and Recreation Facilities:

These facilities will form a key element of the

North Northallerton development proposals.

Their provision will complement and improve

existing sporting and recreation facilities (and

access to them) to meet the needs of existing

and new residents. Facilities will comprise

football and rugby pitches, an athletics track,

training areas, clubhouse, changing rooms

and car parking.

Funding for these facilities will come from

developer contributions and organisations

such as Sport England, The Football

Foundation, the Rugby Football Union and

the Big Lottery Fund.



99

Northallerton (with Romanby)

• Town Park:

This facility will provide a significant area of

open space close to the centre of

Northallerton (with Romanby) and provide

links to surrounding developments. Funding

for the park will be gained from development

contributions on all new developments within

Northallerton(with Romanby);

• Transport Interchange:

This proposal(NC2) is identified in Policy T3

of the former Regional Spatial Strategy*, and

will provide improvements at Northallerton

Rail Station, including car parking and

interchange facilities for bus services, taxis

and cycles. There will also be facilities

located nearby linked to the Wensleydale

Railway to form a terminus for its route

between Northallerton and Redmire;

• Utilities:

Improvements to and the expansion of

existing power supplies that serve

Northallerton (with Romanby) and its

proposed development will be undertaken in

liaison with developers, the power companies

and other relevant agencies. This may involve

the upgrading of power lines or the

construction of new sub stations, if required.

The purpose of these works will be to ensure

that Northallerton (with Romanby) has

sufficient supply from the National Grid to

cater for the proposed new development.

East Cowton

• East Cowton Sewage Disposal

Improvements:

The development of Site NH4 will help to

relieve the current drainage problems

experienced in the wider village by increasing

the capacity of the drainage and sewerage

infrastructure through its upgrading to

accommodate the new development.



smaller infrastructure works and schemes will

also be required across the Northallerton Sub

Area. Details of these are included with specific

site proposals. These will include projects

identified through the Community Planning

process. Implementation of these will be

achieved through contributions provided through

the development of sites allocated within the

Northallerton Sub Area.




100

6.4 NORTHALLERTON (WITH ROMANBY)

Strategic overview

6.4.1 Northallerton (with Romanby) is identified as a

Principal Service Centre within the Settlement

Hierarchy set out in Policy CP4 of the Hambleton

Core Strategy. The town has a wide range of

businesses, retail uses, schools, employment

and medical services.

6.4.2 Key characteristics of Northallerton (with

Romanby) include:

• location of main facilities:These are generally in the High Street (post

office, supermarkets, public houses etc).

Hambleton Leisure Centre is situated

approximately 1 km north of the town centre

adjacent to the Allertonshire School (11-14

years). There are five primary schools in

Northallerton (with Romanby), and

Northallerton College (14-19 years) is

situated 400 metres south east of the town

centre. The Friarage Hospital is located

approximately 400 metres to the north east of

the town centre;

• location of main employment areas:The town centre has a wide range of retail,

business and commercial uses. However, the

main employment area for the town is off

Darlington Road and Yafforth Road including

Standard Way Industrial Estate approximately

1.5 km north west of the town centre. The

headquarters for both Hambleton District

Council and North Yorkshire County Council

are located in Northallerton (with Romanby).

DEFRA and the Friarage Hospital are also

significant employers in the town;

• main environmental constraints:The East Coast main line railway line divides

Northallerton and Romanby. Large areas of

Northallerton are situated within Flood Zones

2 and 3. The Northallerton and Romanby

Conservation Areas, and a significant number

of listed buildings in the town centre and the

built up areas, also need to be taken into

account when considering development sites.

There are sites in Northallerton (with

Romanby) that have particular archaeological

interest and potential;

• accessibility and infrastructure issues:The main A167, A168 and A684 routes

converge on Northallerton and run through

the heart of Northallerton (with Romanby) and

there are currently a number of pinch points

for traffic: these are at the junctions of East

Road, Friarage Street and Brompton Road;

the junction of Quaker Lane and North End

and at the Low Gates level crossing.

Proposals are put forward in this document

for a Link Road to be constructed north of

Northallerton (see Map N1) between the

A167 Darlington Road to the A684 Stokesley

Road. This route would enable significant

development to take place in the area and

would relieve some of the traffic congestion

currently experienced. Northallerton Rail

Station, situated on the East Coast Main Line,

is approximately 1 km south west of the town

centre. There is also the possibility of

connecting the Wensleydale Railway route to

Leeming Bar at Northallerton, in the future;

• significant areas of brownfield land:Northallerton (with Romanby) has several

brownfield sites with potential for

redevelopment particularly close to the

central area. These sites vary in size and

capacity but do offer significant brownfield

development opportunities.



101


Northallerton (with Romanby)

6.4.3 The strategic approach to development in

Northallerton (with Romanby) reflects firstly the

priority to use brownfield sites within the built up

area and secondly, a major mixed use scheme is

proposed on the northern edge of Northallerton –

described as the North Northallerton Area. This

includes (and is dependent upon) the provision

of a new northern link road connecting

Darlington Road in the west to Stokesley Road in

the east. This approach has the following main

benefits:

• the impact will be less significant on the form

and character of Northallerton (with

Romanby) and the open countryside than it

would be with other alternative directions of

growth around Northallerton(with Romanby);

• the proposed North Northallerton Area will

incorporate significant open space for

recreation and leisure which will assist in

retaining the appropriate separation between

the settlements of Northallerton and

Brompton;

• the integral northern link road component of

the scheme will offer benefits to the town as a

whole, in terms of its beneficial traffic and

access implications for central area

congestion and also facilitate development;

• further development to the north and north

west of Northallerton town will help to balance

the form of the settlement, which has

previously expanded considerably to the

south and east;

• development will be in close proximity to

employment areas and provide good

accessibility to services;

• it will achieve significant environmental

improvements and other community benefits

at the northern end of the town.



Further significant development to the east,

south and west were considered during the

development of the Plan, and found to be less

satisfactory because:

• to the south of the town development would

suffer significant flood risk problems, would

be detrimental to the character and

appearance of the approach to Northallerton

(with Romanby) from the south and would

also appear as a significant intrusion into the

open countryside;

• to the east of the town there would be scope

for significant amounts of development on

land which is higher than the existing

settlement. However, this would adversely

affect the character and form of the town and

also have a significant visual impact on the

wider area both from within the existing

settlement and from the open countryside;

• to the west of the town, further development

would clearly be an unacceptable intrusion

into open landscape. It would also be

relatively remote from town facilities, having

poor accessibility to local services;

• to the south west of the town, development

would be poorly related to any other part of

the existing settlement, and would have an

adverse impact on the form and character of

the settlement.

Allocations


development in Northallerton (with Romanby)

town. Summary Table N1 provides a full listing of

all the sites. Map N1 illustrates the location of

these sites in the town. However, the Proposals

Map must be consulted as the definitive source

of the boundaries. The policies relating to the

allocations and proposals and details of their

justification are set out on the following pages.



102

Summary Table N1:

Northallerton (with Romanby) Allocations


following sites:

HOUSING

NH1 York Trailers, Yafforth Road,

Northallerton (7.5 ha)

NH2 Jewsons Builders’ Yard, Swain Court,


MIXED USES

NM1 Auction Mart, Northallerton (0.84 ha)

NM2 Auction Mart Car Park, Northallerton

(0.49 ha)

NM3 Friarage Street / East Road, Northallerton

(0.71 ha)

NM4 Fire Station Headquarters, Crosby Road,


NM5 North Northallerton Area

A West of Northallerton – Middlesbrough

Railway (5.7 ha)

B West of Stokesley Road (6.5 ha)

C Between Bullamoor Road and

Stokesley Road (5.5 ha)

D North Northallerton – East of Darlington

Road (17.2 ha)

E West of Darlington Road (5.7 ha)

F North Northallerton Link Road

G West of Northallerton Road (7.8 ha)

EMPLOYMENT

NE1 East of York Trailers, Yafforth Road,


NE2 Yafforth Road / Finkills Way, Northallerton

(0.76 ha)


NC1 Town Park (6.8 ha)

NC2 Transport Interchange (2.5 ha)




103

Map N1



104

HOUSING

Context1 This vacant and derelict former industrial site is

located to the west of Northallerton town centre

and south of Yafforth Road. It is adjacent to the

East Coast Main Line (ECML) railway which runs

along its western boundary (over which is open

countryside). The site is surrounded by industrial

/ commercial development to the north and east.

To the south is Castle Hills which is agricultural

land with some historic earthworks of

archaeological interest.


associated public open space provision, and will

be directly accessed from Yafforth Road.



reflecting the location of the site within the

Principal Service Centre and its surrounding uses.








in the Northallerton Sub Area. In Northallerton

(with Romanby), a particularly high demand was

identified for three bedroom semi-detached

houses to satisfy demand from growing families

and downsizing households. It is expected that

this development will suitably deliver a number of

two, three and four bedroom homes which will

contribute towards meeting these needs, whilst

also providing choice. Sites elsewhere in the

Northallerton Sub Area will contribute towards

meeting the need for other house types.





5 The site already has suitable servicing, and

access should be achievable directly from Yafforth

Road. A roundabout located on Yafforth Road and

incorporating the existing Standard Way access

would be appropriate. Public transport facilities

will be required along Yafforth Road (ie. the

provision of bus stops and shelters).

NH1 YORK TRAILERS, YAFFORTH ROAD,

NORTHALLERTON (7.5ha)



subject to:






ii. type and tenure of housing meeting the

latest evidence on local needs;

iii.contributions from the developer

towards improvements to the local

footpath and cycleway network

towards the town centre and areas of

employment, particularly those

crossing the Northallerton –

Middlesbrough Railway line, provision

of public open space both on-site and

off-site, the North Northallerton Link

Road, improvements to public

transport facilities and, if required,

additional drainage and sewerage

infrastructure;





v. suitable access, landscaping, noise

attenuation and screening along the

railway line boundary being provided.



105

6 Footpath and cycleway links will be required, tocross the Northallerton – Middlesbrough railwayand connect the site to the town centre and localservices. This will be provided by the developeras part of the proposed development and willneed to be discussed and agreed between thedeveloper, NYCC Highways and Network Railprior to implementation.

7 Financial contributions from the developer will berequired towards the provision of the nearbyproposed town park (see Proposal NC1).

8 Additional housing development in the areasserved by Applegarth Primary School, includingthis site, will create a requirement for a significantnumber of additional school places. This extraprovision may not be able to be accommodatedat Applegarth Primary School due to its siteconstraints. However, it is anticipated that otherprimary schools in the area will provide therequired amount of additional school places. Thedeveloper will be required to make financialcontributions towards the provision of additionalschool places and health care facilities in thelocal catchment area if evidence from theeducation and health authorities at the time of theproposed development demonstrates that thedevelopment will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

9 Financial contributions will also be requiredtowards the construction of the NorthallertonNorthern Link Road (see Proposal NM5F: thelevel of contributions required will relate to thescale of trips generated by each development, inaccordance with a proposed SupplementaryPlanning Document).

10 It is anticipated that construction on the link roadwill begin during Phase 1 (up to 2016) and becompleted in Phase 2 (2016-2021). Itsconstruction will coincide with the developmentproposed to the north of Northallerton (NM5).

11 Developer contributions will be required wherethe local sewerage system does not have

capacity to accommodate the foul and/or surfacewater from this development.


interest from a developer. Public consultationwas undertaken by that developer on a detailedscheme in October 2007. This has contributed tothe content of the policy.

13 It is anticipated that this site will be developed inPhase 1 (up to 2016), allowing for site clearanceand appropriate approvals to be gained.


• it will provide significant housing numbersand a mix of types and tenures, 40% of whichwill be affordable homes;

• it is a large brownfield site close to the towncentre and its services and facilities (within 15minutes walk), with good access to publictransport services;

• it will provide sustainable routes to the towncentre through footpath and cycleway linksacross the Northallerton – Middlesbroughrailway line;

• the site is currently derelict and developmentwill improve its visual appearance, particularlyfrom the ECML and western approach toNorthallerton along Yafforth Road;

• the development of this site will not adverselyaffect the existing form and character of thesettlement.



106

Diagram NH1/NE1



107

Context1 This site is currently in use as a builders yard. It is

located to the south of Swain Court and to the rearof properties on North End and Quaker Lane. It isapproximately 800 metres north of Northallertontown centre. The site is accessed directly fromSwain Court, which is a cul-de-sac, itself accessedfrom North End. The site is predominantlysurrounded by existing residential development.


from Swain Court.



reflecting the location of the site within the

Principle Service Centre and its surrounding uses.












and downsizing households. Therefore, it is

expected that this development will deliver a

number of two and three bedroom homes that

will contribute towards meeting these needs,

whilst also providing choice. Sites elsewhere in

the Northallerton Sub Area will contribute

towards meeting the need for other house types.



and size of housing development to meet local











6 Developer contributions will also be required

towards improvements to the local pedestrian

and cycleway network and public open space

within Northallerton (with Romanby), including

the proposed Town Park (NC1).

NH2 JEWSONS BUILDERS’ YARD, SWAIN

COURT, NORTHALLERTON (0.51ha)



subject to:








iii. appropriate stand off distances being

incorporated into any design and

layout of any proposed development to

provide access to existing drainage

and sewerage infrastructure;



footpath and cycleway network,

provision of public open space, a

possible extension of the Council’s

CCTV system and the North

Northallerton Link Road; and







108

7 The development of this site will also require a

financial contribution from the developer towards

the construction of the North Northallerton Link

Road (see proposal HM5F: the level of

contributions required will relate to the scale of

trips generated by each development, in

accordance with a proposed Supplementary

Planning Document).

8 It is anticipated that construction on the link road

will begin in Phase 1 (up to 2016) and be

completed in Phase 2 (2016-2021). Its

construction will coincide with the development

proposed to the north of Northallerton.

Implementation9 There are no significant constraints preventing

the development of this site, which is anticipated

to be developed in Phase 1 (up to 2016). This is

subject to the intended relocation of the existing

business to a suitable alternative site taking

place in the next few years. It is a brownfield site,

which is intended to be brought forward for

development prior to other allocations.


• it is a brownfield site, sustainably located

within walking distance of the town centre

and its services and facilities, with good

access to public transport services;

• the proposed residential use will complement

existing developments which surround the

site, and improve the residential amenity of

the area;

• the existing use attracts large vehicles,

generates significant traffic and noise at

certain times of the day. Residential

development will remove this nuisance;

• it is currently an unattractive site.

Redevelopment can bring significant

improvements to the residential environment

of existing nearby residents.



109

MIXED USES

Context1 This site is currently in use as an auction mart.

It is located between the rear of properties on

Romanby Road and the Applegarth open space

and car park. It is surrounded by residential,

retail and commercial uses to the west, south

and east and public open space to the north.

Proposed Development2 This site will be developed for offices (B1 use)

and housing, with the housing located above the

offices. The access will be taken from Ashlea

Road.



reflecting the site’s town centre location and

surrounding development. However, the

developable area of the site may be reduced due

to a mains sewer stand off distance being

required. The layout of any development

proposal will need to take account of this. The







that there was a demand for all types of housing in

the Northallerton Sub Area. In Northallerton (with

Romanby), a particularly high demand was




reflecting the nature and location of this site,

development will deliver a number of one, two and

three bedroom homes which will contribute

towards meeting wider housing needs, whilst also

providing choice. The site could also provide a

suitable location for elderly persons

accommodation. Sites elsewhere in the

Northallerton Sub Area will contribute towards

meeting the need for other house types. However,

the latest information at the time of development

should be used to inform the type and tenure of



NM1 AUCTION MART, NORTHALLERTON(0.84ha)

This site is allocated for office (B1) andhousing development in Phase 1 (up to2016), subject to:


ii. type and tenure of housing meeting thelatest evidence on local needs;

iii. highway improvements being made toAshlea Road to achieve an adoptablestandard for site access;

iv. design and layout of any redevelopmentshould seek to include the retention ofthe two rotundas, whilst respecting itslocation adjacent to NorthallertonConservation Area, and its relationshipwith the Applegarth open space;

v. contributions from the developertowards improvements to the localfootpath and cycleway network,provision of public open space at theApplegarth and Town Park (NC1),possible extension of the Council’sCCTV system, the North NorthallertonLink Road and, if required, additionaldrainage and sewerage infrastructure;and




110

5 The main access should be taken from AshleaRoad, which will require improvements to bebrought to an adoptable standard. These willneed to be discussed and agreed between thedeveloper and NYCC Highways prior todevelopment occurring.

6 The layout of any proposed development willneed to take account of the existing services onsite (i.e. sewerage infrastructure) and provideappropriate stand off distances for access. Thedeveloper will liaise and agree with YorkshireWater regarding this, prior to any developmenttaking place.

7 The site is of local historic significance,representing the history of the town which hasbeen a major cattle market and centre foragricultural activity from the Middle Ages. Theretention of the two rotundas would help retainreference to this significance. The proximity of thesite to the Northallerton Conservation Area and theApplegarth open space area will also need to berespected in the design of any redevelopment.

8 Financial contributions from the developer will berequired towards the provision of the nearbyproposed town park (see Proposal NC1);improvements to the local footpath and cyclewaynetwork; construction of the possible expansionof the CCTV network and the North NorthallertonLink Road (see Proposal NM5F: the level ofcontributions required will relate to the scale oftrips generated by each development, inaccordance with a proposed SupplementaryPlanning Document). The developer will berequired to make financial contributions towardsthe provision of additional school places andhealth care facilities in the local catchment areaif evidence from the education and healthauthorities at the time of the proposeddevelopment demonstrates that the developmentwill result in a deficiency. Contributions will beadministered by the education and healthauthorities respectively.

9 It is anticipated that construction on the link roadwill begin in Phase 1 (up to 2016) and becompleted in Phase 2 (2016-2021). Its

construction will coincide with the developmentproposed north of Northallerton.


11 There is sewerage infrastructure crossing thesite that may affect future site layouts.

Implementation12 There are no significant constraints preventing

the development of this site, however thesuitable relocation of the auction mart will benecessary prior to development. The residentialelement from this site has been identified fordevelopment in Phase 1 (up to 2016), which isanticipated to be realistic in spite of the need tofind suitable relocation premises.


• it is a brownfield site, sustainably located withinthe town centre and its services and facilities,with good access to public transport services;

• its central location makes it suitable for a mixof appropriate uses;

• development of the site will not adverselyaffect the form and character of thesettlement – indeed redevelopment willimprove the environment for existingresidents on Ashlea Road;

• it assists with the removal of bad neighbouruse and improves amenity for local residents;

• it will help to enhance the town centre.



111

Context1 This site is currently in use as car parking,

associated with the Auction Mart (see also

Proposal NM1). It is located between the rear of

properties on Romanby Road and Victoria

Terrace, and is surrounded by residential

development, predominantly to the south, north

and west, a telephone exchange to the east and

also a scout hut to the west.

Proposed Development2 This site will be developed for offices (B1 use)

and housing. Access will be taken from RoseCottages.

Development Requirements and Explanation3 Housing will be required to be at a density of at

least 40 dwellings per hectare reflecting thesite’s town centre location and surroundingdevelopment. The proportion of affordablehouses required reflects Core Policy CP9requirements and will be subject to negotiationand, if necessary, the outcome of economicviability assessment at the time of making aplanning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was a demand for all types of housingin the Northallerton Sub Area. In Northallerton(with Romanby), a particularly high demand wasidentified for three bedroom semi-detached anddetached houses to satisfy demand fromgrowing families and downsizing households. Itis expected that reflecting the nature andlocation of this site, development will deliver anumber of one, two and three bedroom homeswhich will contribute towards meeting widerhousing needs, whilst also providing choice.Sites elsewhere in the Northallerton Sub Areawill contribute towards meeting the need forother house types. However, the latestinformation at the time of development should beused to inform the type and tenure of housingdevelopment to meet local needs in accordancewith Policy DP13.

5 The existing access via Rose Cottages has sub-standard visibility onto Malpas Road. Currently,Rose Cottages is not a public highway andimprovements will be required to bring it to anadoptable standard. The scout hut site has to beincluded in the site to provide improved visibilityand access. The Scouts have expressed adesire to move to more suitable premises.However, a suitable alternative location will needto be identified for the Scouts prior to anydevelopment. The developer will need to consultwith NYCC Highways on this work.

NM2 AUCTION MART CAR PARK,


This site is allocated for office (B1) and

housing development in Phase 1 (up to

2016), subject to:








iii. highway improvements being made to

Rose Cottages, including the removal

of the Scout Hut, to achieve an

adoptable standard for site access;




provision of public open space at the

Applegarth and Town Park (NC1),


CCTV system, the North Northallerton

Link Road and, if required, additional

drainage and sewerage infrastructure;

and







112

6 Financial contributions from the developer will berequired towards the provision of the nearbyproposed town park (NC1) the expansion of theCCTV network and the construction of the NorthNorthallerton Link Road (see Proposal NM5F:the level of contributions required will relate tothe scale of trips generated by eachdevelopment, in accordance with a proposedSupplementary Planning Document). Thedeveloper will be required to make financialcontributions towards the provision of additionalschool places and health care facilities in thelocal catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

7 It is anticipated that construction on the link roadwill begin in Phase 1 (up to 2016) and becompleted in Phase 2 (2016-2021). Itsconstruction will coincide with the developmentproposed north of Northallerton.


Implementation9 The development from this site is likely to take

place in Phase 1 (up to 2016), reflecting the timerequired to secure the suitable relocation of theauction mart (served by the current on-siteparking), and also the suitable relocation of theScouts.


• it is a brownfield site, sustainably locatedwithin the town centre, with good access topublic transport services;

• its central location makes it suitable for a mixof appropriate uses;

• development of the site will not adversely affectthe form and character of the settlement;

• the site becomes redundant as a parking areawith the redevelopment of the Auction Mart;

• it will help to enhance the town centre.

Context1 This site is located on the north east edge of

Northallerton town centre, and is bounded byproperties on Friarage Street and East Road tothe north and east. This site is surrounded byretail and office development.

Proposed Development2 This site will be developed for a range of town

centre uses, such as retail, leisure andemployment, with access from Elder Road.

NM3 FRIARAGE STREET / EAST ROAD,


This site is allocated for retail, leisure and

office development, subject to:

i. design and layout to retain and

enhance the Medieval burgage plot

layout, and the Friarage Street frontage

and respect the existence of listed

buildings within and adjoining the site,

and its location within Northallerton

Conservation Area;

ii. vehicular access to be taken from

Elder Road, with no access permitted

from Friarage Street;

iii. contributions from the developer


the drainage infrastructure prior to any

development taking place, the North

Northallerton Link Road, the possible

extension of the Council’s CCTV

system and increased or improved

access to local health care facilities;

iv. flood alleviation measures being

undertaken, funded by the developer,

prior to any development taking place;

and

v. any land contamination remediation

works will need to be undertaken prior

to any development taking place.



113

Development Requirements and Explanation3 This is a particularly significant site as it contains

a rare example of an original burgage plot layout,

extending from Durham House on the High

Street to 2 & 3 East Road and this relationship

must be sensitively retained. The layout of the

site must also reflect and improve the adjacent

burgage plot forms, which have been segregated

over time by insensitive developments. The

design and layout of the development must

reflect its prominent location within the

Northallerton Conservation Area and the

presence of a number of listed buildings.

Redevelopment of the site should seek to retain

and renovate the existing frontage buildings

along Friarage Street.

4 No vehicle access should be taken from Friarage

Street. Access should be gained through Elder

Road which will be improved to provide a turning

head. Any new, additional access to the site from

East Road will not be suitable. Footpath links to

the town centre should be created or improved.

5 Financial contributions from the developer will be

required towards the provision of improved

drainage infrastructure, the expansion of the

CCTV network and the construction of the North

Northallerton Link Road (see Proposal NM5F:

the level of contributions required will relate to

the scale of trips generated by each

development, in accordance with a proposed

Supplementary Planning Document).

6 Flood alleviation measures will be required prior

to any further development as the north eastern

part of the site lies within Flood Zone 3. Drainage

issues will also need to be addressed. These

measures will be provided and paid for by the

developer as part of the development costs. All

works will be done in liaison with Yorkshire Water

and the Environment Agency. These issues are

of relatively minor significance, in terms of the

deliverability of the development proposed.

7 Possible contamination of land within the site will

need to be rectified prior to any redevelopment.

Implementation8 The southern part of the site, to the rear of the

frontage properties, is anticipated to take place

prior to 2016, provided constraints can be

addressed, as it is in one ownership and largely

undeveloped. Otherwise, the development of the

majority of this site is anticipated to take place

prior to 2021, subject to the site constraints

identified above being dealt with.


• it is a brownfield site close to the town centre

and its services and facilities;

• the site has excellent access to all

infrastructure services and public transport,

and has the potential to improve sustainable

cross-town access (pedestrian and cycle);

• its development will contribute towards the

potential enhancement of the town centre and

its retail and business offer.



114

Context

1 This site is currently occupied by a fire station.

It is located approximately 300 metres east of

the town centre and is surrounded by a public

car park to the north, an office development to

the south, housing to the east and a youth

offenders institute to the west.

Proposed Development2 This site will be developed for housing but it

could also include an extension of the Crosby

Road car park at the rear of the site.



reflecting the location of the site close to the

town centre and surrounding development. The

developable area of the site may be reduced due

to a mains sewer stand off distance being

required and also if part developed for a car

park. The layout of any development proposal

will need to take account of this. The proportion










identified for three bedroom, semi-detached



reflecting the nature and location of this site,

development will deliver a number of two and

three bedroom homes which will contribute

towards meeting wider housing needs, whilst

also providing choice. The site could,

alternatively, be suitable for elderly persons

sheltered accommodation. Sites elsewhere in

the Northallerton Sub Area will contribute






5 Access to the site may be difficult to achieve

suitably from Crosby Road. Therefore, access

may be achieved through the existing car park to

the north of the site.

NM4 FIRE STATION HEADQUARTERS,

CROSBY ROAD, NORTHALLERTON

(0.55ha)


development, with public car parking, in

Phase 1 (up to 2016), subject to:








iii. the provision of public car parking

linked to the Crosby Road car park;




provision of public open space (the

Applegarth and Town Park (NC1)),


CCTV system and the North

Northallerton Link Road;





vi. suitable measures being undertaken to

address any possible contamination

from the adjacent gas holder site.



115

5 Access to the site may be difficult to achieve

suitably from Crosby Road. Therefore, access

may be achieved through the existing car park to

the north of the site.

6 The developer will be required to consider

incorporating some public car parking as part of

any proposed development, which will need to

be discussed and agreed by the developer and

Hambleton District Council prior to any

development taking place on the site.


the provision of the nearby proposed town park

(NC1), the expansion of the CCTV network and


Road (see Proposal NM5F: the level of




Planning Document). The developer will be










8 It is anticipated that construction of the link road

will begin in Phase 1 (up to 2016) and be

completed in Phase 2 (2016-2021). Its

construction will coincide with the development

proposed to the north of Northallerton.

9 The former gas holder site to the south may

constrain the redevelopment of this site due to

possible contamination. The developer will need

to determine any constraints and also identify

and undertake any mitigation measures, prior to

any development taking place on the site. It is

not envisaged that this constraint will prevent

development of this site.

10 Layout of any proposed development will need totake account of the existing services on site (eg.sewerage infrastructure) and provide appropriatestand off distances for access. The developer willliaise and agree with Yorkshire Water regardingthis, prior to any development taking place.

Implementation11 This site is scheduled for development in Phase

1 (up to 2016). However, the existing fire stationheadquarters on site will need to be relocatedprior to this. Substantial demolition of existingbuildings on site will also be necessary.

12 The site is currently in use as a fire station and islikely to remain so for the next few years. TheFire Service has stated its intention to move fromthe site in future and a relocation site will need tobe found before this site can be developed.


• it is a brownfield site, sustainably locatedwithin close walking distance of the towncentre and its facilities and services, withgood access to public transport services;

• the proposed residential use will complementthe existing residential developments nearbyand contribute to the predominantlyresidential character of the area;

• there is the possibility of extending theCrosby Road car park which could beaccommodated at the rear of this site as partof its redevelopment.



116

NM5 NORTH NORTHALLERTON AREA

This area is identified as a strategic sitefor mixed development, comprising thefollowing uses:

NM5A: West of Northallerton –Middlesbrough Railway (5.7ha)Allocated for housing development at adensity of approximately 35 dwellings perhectare, resulting in a capacity of around200 dwellings (of which a target of 40%should be affordable); for developmentthroughout Phases 2 (2016 – 2021) and 3(2021– 2026).

NM5B: West of Stokesley Road (6.5ha)Allocated for housing development at adensity of approximately 30 dwellings perhectare, resulting in a capacity of around200 dwellings (of which a target of 40%should be affordable); for development inPhase 3 (2021– 2026).

NM5C: East of Stokesley Road (5.5ha)Allocated for housing development at adensity of approximately 30 dwellings perhectare, resulting in a capacity of around165 dwellings (of which a target of 40%should be affordable); for development inPhase 3 (2021– 2026).

NM5D: East of Darlington Road (17.2ha)Allocated for mixed housing andemployment development;

housing development: (11.4ha)At a density of approximately 35 dwellingsper hectare, resulting in a capacity ofaround 400 dwellings (of which a target of40% should be affordable); for release inPhase 2 (2016 – 2021);

employment development: (5.8ha)B1 and B2 employment development.

NM5E: North of Standard Way IndustrialEstate (5.7ha)Allocated for B1, B2 and B8 employmentdevelopment;

NM5F: North Northallerton Link RoadThis scheme will provide a singlecarriageway road of a width ofapproximately 8 metres, a footpath andcycleway route, a bridge across theNorthallerton – Middlesbrough railwayand access to a number of sites within theNorth Northallerton Area.

NM5G: West of Northallerton Road (7.8ha)Allocated for recreation development.

Development will be subject to thefollowing requirements:

i. developer contributions towardsimprovements to the sewerage andsewage disposal infrastructure prior toany development taking place;

ii. flood alleviation measures beingundertaken, funded by theEnvironment Agency and thedevelopers, prior to any developmenttaking place;

iii. contributions from the developertowards public open space and theNorth Northallerton Link Road;


v. type and tenure of housing meeting thelatest evidence on local needs;

vi. opportunities to incorporatesustainable and renewable energygeneration should be maximised;

vii.incorporation of high qualitylandscaping on the boundaries andwithin each development site tomaximise the visual appearance of thedevelopment; and

viii.reinforcement of the visual separationof the two settlements of Northallertonand Brompton and the separateidentity of Brompton.



117

Context1 The North Northallerton Area is located on the

northern edge of Northallerton town, bounded on

its west by the East Coast main line railway and

extending eastwards (over the Northallerton -

Middlesbrough railway line) to the east of

Stokesley Road. To the north of the area is

Brompton, a Service Village, and also open

countryside. To the south lies the built up

northern edge of Northallerton with a range of

developments and uses, including a leisure

centre, Council offices, public open space and

an industrial / business area.

2 Proposal NM5 forms a strategic area for

development in the Allocations DPD, providing

significant housing and employment

development and also providing recreation,

leisure and community facilities and strategic

infrastructure. This area will contribute towards

meeting the target of achieving at least 51% of

all new development within Northallerton and

Thirsk during the plan period, as set out in

Policy CP6.

3 The individual site components of this scheme

(see Diagram NM5) are identified as follows:

4 NM5A West of Northallerton – Middlesbrough

Railway

This site, currently in agricultural use, is located

to the south west of Brompton, adjacent to the

Northallerton - Middlesbrough railway line which

runs along the eastern boundary of the site.

5 NM5B West of Stokesley Road


to the south of Brompton, between Stokesley

Road (A684) and Northallerton Road which runs

between Brompton and Northallerton.

6 NM5C East of Stokesley Road


to the east of Stokesley Road. It is surrounded

by open countryside to the north, west and east

and residential development to the south.

7 NM5D East of Darlington Road

This area is located to the western end of the

Northallerton Northern Area, bounded on the

west by Darlington Road (A167), to the south by

industrial / business development and to the east

by the agricultural land proposed for

development as NM4A.

8 NM5E North of Standard Way Industrial Estate

This site is located at the north western corner of

an existing industrial estate, approximately

1.5km north west of Northallerton town centre. It

is bounded to the east by Darlington Road

(A167), employment development to the south,

the ECML to the west and open countryside to

the north and east.

9 NM5F North Northallerton Link Road

The Link Road will connect Darlington Road

(A167) in the west with Stokesley Road (A684)

to the east, and include a new bridge crossing of

the Northallerton - Middlesbrough railway line,

and footpath and cycleway provision, linking to

the wider network.

10 NM5G West of Northallerton Road

This site lies to the east of the Northallerton -

Middlesbrough railway line and extends east to

Northallerton Road. Land to the south is in

recreational use. To the north, the site is

bounded by open land, to the north of which land

is used by the Northallerton Rugby and Squash

Clubs. Beyond these lies Brompton.

Proposed Development11 The North Northallerton Area will be developed

as a comprehensive mixed use scheme,

including approximately 950 dwellings,

employment, and recreation uses. Diagram NM5

(below) sets out a concept diagram of the

proposed development during the plan period

(up to 2026). This diagram provides some

indicative information as to the make up of

development in the area by land use, giving a

broad indication of the likely location of the land

use components.



118

Development Requirements and Explanation12 Housing is proposed to be at a density of at least

30 dwellings per hectare, reflecting the

predominantly urban fringe location to a Principal

Service Centre and the minimum density

required under current Government guidance.

However, there will be some areas where a

minimum density of 35 dwellings per hectare will

be required in order to meet housing

requirements and maximise the accessibility of

services and facilities from the North

Northallerton Area development.

13 The proportion of affordable houses required









identified for three bedroom, semi-detached

houses to satisfy demand for growing families

and downsizing households. Therefore, it is

expected that development will deliver a number

of two, three, four and five bedroom homes that

will contribute towards meeting these needs,

whilst also providing choice. Sites elsewhere in

the Northallerton Sub Area will also contribute






15 More detailed policy requirements relating to

access, flood alleviation, drainage, landscaping,

phasing and delivery are identified on the

following site by site basis.

NM5A

The eastern part of this site lies within

Flood Zones 2 and 3 (approx. 25%) as

identified by the Environment Agency’s

Flood Risk Map. Therefore, for

development to take place on this site, the

following will be required:

• suitable flood attenuation measures

will be required as part of the

comprehensive development of the

North Northallerton Area. The detail of

these will need to be discussed

between the developer and the

Environment Agency;

• this site will incorporate suitable

landscaping to provide open space for

the housing development;

• access to the site will be gained from

adjacent development sites and the

proposed Link Road which will run

through the site.

NM5B

This site has previously experienced

sewage disposal and flooding issues.

Therefore, for development to take place

on this site, the following will be required:

• suitable flood attenuation measures

and sewage disposal improvements

will be required as part of the

comprehensive development of the

North Northallerton Area to enable

appropriate development to take place

on this site;

• access to the southern part of this site

will be gained directly from Brompton

Road whilst access to the northern

part of the site is likely to be taken

directly from the proposed Link Road.



119


the provision of flood alleviation measures

(NM5A, NM5B and NM5D). The Council will

work with and involve the Environment Agency in

meeting these improvement works.

17 Financial contributions from the developer(s) willalso be required towards improvements to thesewerage and sewage disposal infrastructure(NM5B and NM5D). The Environment Agency,Yorkshire Water and other relevant statutoryorganisations will need to be consulted on suchimprovements.

NM5CFor development to take place on thissite, the following will be required:• main access points to this site will be

gained from Stokesley Road, with aminor, non-vehicular access fromWinton Road;

• form and location of access points willneed to take account of existingjunctions and other potentialdevelopment sites off Stokesley Road.

NM5DThis site experiences some surface waterrun-off and flooding issues associatedwith North Beck. Therefore, fordevelopment to take place on this site, thefollowing will be required:• provision of balancing ponds, if

necessary, as part of the comprehensiveflooding and infrastructure worksacross the North Northallerton Area. Ifrequired, these could be created as partof engineering and earthworks for theproposed link road;

• access to this site will be gained fromadjacent development sites and theproposed link road which will runthrough the site.

NM5EFor development to take place on thissite, the following will be required:• high quality B1 uses will be required on

this site and on the equivalent parts ofSite NM5D, particularly at the prominentareas of the sites adjacent to theproposed roundabout junction, to forma suitable ‘gateway’ into Northallerton.B2, B8 and other suitable employmentuses (excluding town centre uses)would also be acceptable within the sitesubject to location;

• access to this site will be gained directlyfrom a roundabout at the proposedjunction between the A167 DarlingtonRoad and the proposed Link Road.

NM5FThe following will be required:• design of the Link Road will need to

meet North Yorkshire Highway DesignGuides, the Manual for Streets andNetwork Rail’s operating standards.This work will be undertaken in liaisonwith the relevant organisations. Thedesign regarding the Link Roadjunction with the A167 will need toconsider the implications on existingjunctions along the A167;

• the costs of constructing the Link Road will be met from developercontributions, in accordance with a tariffwhich will be defined within a proposedSupplementary Planning Document.

NM5GThe following will be required:• provision of increased and better quality

formal recreation facilities for the townand wider area such as new facilities forNorthallerton Town Football Club and asports village with athletics track;

• new recreation facilities to complementand expand the existing leisure centreand sports ground facilities to theimmediate south and alsoNorthallerton Rugby and Squash Clubsto the north;

• access to this site will be gaineddirectly from Brompton Road and willbe connected to the footpath andcycleway network.



120

18 The development of NM5E for employment useprovides land which contributes towards theemployment land requirement set out in the CoreStrategy. It is suitably located adjacent toexisting employment development, forming anexpansion of the existing Standard WayIndustrial Estate, is situated adjacent to thestrategic road network and will be accesseddirectly from the western junction of theproposed Link Road.

19 The construction of the North Northallerton LinkRoad (NM5F) will require contributions from allnew development, including housing andemployment, within Northallerton that generatesignificant traffic movements (see Section 6.4 ofthe North Northallerton Link Road DeliverabilityReport, 2008). Contributions for the Link Roadwill be calculated through a traffic modellingapproach on a cost per trip basis. This will be setout in detail in the Infrastructure Delivery SPD.The Link Road will constitute a singlecarriageway with a 40 mph speed restriction andit is a key element of the North NorthallertonArea scheme. Its preferred route is identified inDiagram NM5. Its anticipated cost and timinghas an important bearing on the widerdevelopment proposals in the area, particularlyrelating to the bridge crossing of theNorthallerton – Middlesbrough railway line.

20 Engineering studies have been undertaken toinvestigate the most appropriate approach toprovide this proposal and also its implications forthe development of the North Northallerton Area.

21 It is intended that the Infrastructure Delivery SPDwill provide the mechanism to secure pooledcontributions towards the Link Road according toa tariff relating to the calculated trips generatedby each proposed development. This will ensurea fair contribution, based on the tariff, will bederived from each contributing developmentacross Northallerton.

22 Proposal NM5G will provide a key element ofrecreation and leisure provision for the NorthNorthallerton Area and Northallerton as a whole,complementing and improving that which already

exists. The proposal will also help to retain anelement of separation between Northallerton andBrompton. Developer contributions will, in part,fund these facilities. Other sources of funding willbe achieved from such organisations as SportEngland, The Football Foundation, The RugbyFootball Union and Big Lottery Fund.

23 The provision of public open space, required as aresult of the new development, will be funded bydeveloper contributions. The developer will berequired to make financial contributions towardsthe provision of additional school places andhealth care facilities in the local catchment area ifevidence from the education and health authoritiesat the time of the proposed developmentdemonstrates that the development will result in adeficiency. Contributions will be administered bythe education and health authorities respectively.

24 The viability of the North Northallerton Areaproposals as a whole is explored in theNorthallerton Northern Area Masterplan: Viability& Financial Appraisal Report (2007) and also inthe Northallerton Northern Link RoadDeliverability Report (2008).

25 To resolve the estimated revenue and costingsissues and having regard to the need to achievean equitable arrangement for all parties, it isclear that negotiation between developers will berequired regarding to the provision of affordablehousing. There is potential for the Homes andCommunities Agency to support any shortfall inprovision which may occur.

26 The North Northallerton Area proposal (seeDiagram NM5) will necessitate a land valueequalisation agreement. This will require a‘consortium approach’ between all landownersand developers. Subject to this, the conceptualmasterplan allocations are capable of fundingthe link road in the manner and extent proposed.At this stage, it is not anticipated that compulsorypurchase measures will be employed to achievethis development. However, these do remain anoption, should they be required to acquirenecessary land to achieve the LDF’sdevelopment aims.



121




29 All required infrastructure works, such as floodalleviation, drainage improvements and utilities(gas and electricity) will be required to becompleted prior to development commencing inthe area. Developers will be expected to liaisewith the relevant organisations to agree worksprior to their commencement

30 The suitable screening and landscaping of thesesites will be required in order to minimise thevisual impact of the development on the locallandscape, particularly along site boundaries andfrontages along the A167 and A684.

31 The proposed link road will provide a linear featurewhich, through the incorporation of landscape andplanting design will help to provide screeningalong the northern edge of the development.

32 Screening and landscaping within sites may alsomitigate the visual impact of the development onthe local area.

33 Suitable opportunities to maximize sustainable /renewable energy generation should be taken aspart of the North Northallerton Area proposalwhich, because of its size, offers goodopportunities in particular for Combined Heatand Power (CHP).

Implementation34 An implementation plan is essential for a scheme

of this size and will address not just the phasingof housing but also such fundamental matters asthe phased installation of infrastructure (roads,sewers etc) and the direction of development.Particularly important regarding major schemes isthe active engagement of public utility providersfrom an early stage. The implementation plan islikely to be broadly based on the conceptualmasterplan for the North Northallerton Area (seeDiagram NM5 below).

35 Implementation of the North Northallerton LinkRoad (NM5F) will begin in Phase 1 (up to 2016)and completion is anticipated to occur in Phase 2(2016-2021).

36 Much of the proposed housing areas in the NorthNorthallerton Area are identified to come forwardin Phase 2 (2016-2021) (NM5A and NM5D) asthey are dependent on access gained throughthe construction of the proposed Link Road(NM5F). The development of this area as a wholewill need to be co-ordinated in terms ofownership negotiations and servicing issues.

37 Prior to this, the emphasis for the town will be tofocus development on the other brownfieldallocations, located within the town. However,land identified for employment (NM5E) could bedeveloped earlier.

38 Development will commence at the western endof the North Northallerton Area (NM5D) early inPhase 2, moving sequentially across to the east(NM5A in Phases 2 and 3) towards Sites NM5Band NM5C (Phase 3). This will provide for theappropriate release of land to meet developmentneeds during the plan period, and allowconstruction of the proposed Link Road (NM5F)to take place and be funded from all newdevelopment across Northallerton (with Romanby).

39 The release of housing land is likely to becontrolled through a planning condition on anyapproval granted.

40 Flood alleviation issues will be addressed andbuild upon work undertaken by the EnvironmentAgency. The Environment Agency, the Council,NYCC and the developers will work closely toprovide an appropriate flood alleviation schemebased on existing and new backgroundinformation.

41 The proposed Link Road is not currently in theHighway Authority’s Local Transport Plan.However, NYCC Highways and the DistrictCouncil have undertaken a joint study of the LinkRoad proposal to assess its benefits inalleviating traffic congestion in Northallerton andat the same time releasing land for newdevelopment to assist the funding of the LinkRoad. It is anticipated that the Link Road wouldcost approximately £12 million to construct.



122

Justification42 This development forms the key proposal within

the development strategy for Northallerton and

the wider Hambleton District. The North

Northallerton Area proposals make a significant

contribution towards the vision and place

shaping of the town and its surrounding area.

43 The studies identified above have been

undertaken to identify viability and deliverability

and, on this basis, this option has been identified

as the preferred choice for the direction of

development in Northallerton. This level of

development is appropriate and suitable for the

mixed use development proposed, because:

• it is capable of accommodating a significant

proportion of the housing requirement

identified for Northallerton (with Romanby) in

the Core Strategy and also the required

employment land for the Sub Area;

• a significant proportion of development will be

identified for affordable housing. The Council

will pursue grant support from the Homes and

Communities Agency to ensure, if achieved,

the necessary level of affordable housing;

• it will provide a sustainable urban extension

to Northallerton as a Principal Service Centre

for the District, which will still retain the

separate identities of Northallerton and

Brompton and preserve sufficient separation

between these settlements;

• the proposed new Link Road (NM5F) will

mitigate the level of congestion experienced

on nearby routes into and out of

Northallerton, such as at Low Gates level

crossing;

• development in this area is able to provide key

links to other sites and improve connectivity

between other parts of the District;

• when compared to other options for the

expansion of Northallerton, this option offers

the best proposition for sustainability, viability

and deliverability within the plan period (see

paras. 6.4.3 - 4).

Diagram NM5



123

EMPLOYMENT

Context1 This site is located approximately 1.5 km to the

north west of Northallerton town centre, and is

situated to the south of Yafforth Road. It is

surrounded by retail and industrial uses and is

accessed directly from Yafforth Road.

Proposed Development2 This site will provide high quality office / light

industrial development with associated high

quality landscaping and parking provision,

accessed from either Yafforth Road directly or

the adjacent York Trailers site (NH1).

Development Requirements and Explanation3 Development on this site will need to utilise high

quality materials and provide business

accommodation which will attract quality

employment opportunities. It is a key

employment site with a prominent position on

one of the entrance routes into Northallerton.

Therefore, its development must create an

appropriate quality environment on this site.

4 A detailed high quality landscaping scheme will

be required and implemented as part of the

redevelopment of this site.

5 Access is likely to be taken directly from Yafforth

Road, and should be identified and agreed

between the developer and NYCC Highways

prior to any redevelopment of the site. However,

the site could also be accessed through Site

NH1, providing one main access from Yafforth

Road to both Sites NH1 and NE1.

6 Pedestrian access to the proposed housing

development adjacent will also be required from

this site to provide sustainable links between

employment development and housing, thus

increasing connectivity between development

and encouraging greener modes of transport.







Planning Document).





9 Site clearance will need to take place, along with

the remediation of any land contamination, if

required. This will be undertaken by the

developer in liaison with the relevant

organisations.

NE1 EAST OF YORK TRAILERS, YAFFORTH

ROAD, NORTHALLERTON (2.11ha)

This site is allocated for office or light

industry uses (B1), subject to:

i. high quality design and landscaping

being incorporated into any

development proposal to enhance the

appearance of development on-site;

ii. the employment development being of

high quality, reflecting LDF priorities

for employment;

iii. suitable access being agreed with

NYCC Highways;

iv. provision for pedestrian access to the

proposed adjacent housing

development (NH1);

v. land contamination remediation works

being undertaken prior to any

development taking place; and

vi. developer contributions being secured

towards the construction of the North

Northallerton Link Road and, if

required, drainage and sewerage

infrastructure.



124

Implementation10 The site is available for development in the short

term, and there are no significant constraints to

its development.


• it is an existing brownfield employment site

close to the town centre and other existing

employment uses;

• it already has suitable servicing and access;

• it is unused and available.

See Diagram NH1/NE1

Context1 This cleared site, formerly in employment use, is

located on the corner of the roundabout at thejunction of Yafforth Road with Finkills Way. It issurrounded by bulk retailing and industrial uses.

Proposed Development2 This site will be developed for high quality

business uses (B1) with associated landscapingand parking provision.

Development Requirements and Explanation3 This is a prominent site. Development here must

enhance the approach into Northallerton andtherefore be of a suitable high quality.

4 Flood alleviation measures are required prior tofurther development as the site is within FloodZone 3. These measures will be provided andpaid for by the developer as part of thedevelopment costs. All works will be done inliaison with Yorkshire Water and the EnvironmentAgency. These issues are of relatively minorsignificance, in terms of the deliverability of thedevelopment proposed.

NE2 YAFFORTH ROAD / FINKILLS WAY,NORTHALLERTON (0.76ha)

This site is allocated for businessdevelopment (B1), subject to:

i. flood alleviation measures being inplace prior to any development of the site;

ii. high quality design and landscapingbeing incorporated into anydevelopment proposal, both existingand proposed, to enhance theappearance of development on-site;and

iii. developer contributions being securedtowards the construction of the NorthNorthallerton Link Road and, ifrequired, drainage and sewerageinfrastructure.



125

5 A detailed high quality landscaping scheme will

be required and implemented as part of the

redevelopment of this site to enhance the

approach into Northallerton.







Planning Document).





Implementation8 It is anticipated that this site will be available for

development during the next few years and be

completed by 2016.


• the Town Centres Study suggests that this

site is marketable for high quality B1 business

uses;

• development of this site would have a

positive impact on the character and

appearance of the area. In its current state,

it detracts from the visual amenity of the area;

• business development would best

complement the land uses surrounding the

site.


Context1 This site is located immediately to the west of

Northallerton town centre. It is a large site,

currently partly used for informal recreation and

as a paddock. The eastern boundary of the site

is adjacent to the Applegarth car park and

provides an important area of open space

accessible to the town centre. The western

boundary of the site is adjacent to the East

Coast Main Line (ECML) railway and the Castle

Hills area beyond.

Proposed Development2 This site will be developed to form a new town

park.

Development Requirements and Explanation3 The new park will accommodate areas of high

quality public open space serving the town as a

whole. Enhanced pedestrian and cycleway

connections will be provided to link into the

existing network and to ensure easy access from

the town and surrounding areas, including the

open space at the Applegarth, and significant

areas of new development (NH1 and NM5A-G).

Implementation4 This proposal is anticipated to be developed by

2026.

NC1 TOWN PARK, NORTHALLERTON (6.8ha)

This site is allocated for recreation and

community uses as a Town Park, subject

to:

i. provision of new footpath and

cycleway links to nearby existing and

proposed housing and employment

development being provided and also

to the Applegarth recreation area.



126

5 Financial contributions towards the developmentand maintenance of this Town Park will besought from all housing developments identifiedwithin Northallerton, as part of the developercontributions towards public open space.

6 The development will be administered andimplemented by Hambleton District Council. TheTown Park scheme has been identified in theNorthallerton Renaissance Market TownMasterplan as a much needed local amenity.

7 A collaborative approach to maintenance andmanagement will be sought with NorthallertonTown Council and other relevant partners. Thiswill take the form of funding derived fromdeveloper contributions being made available tothe Town Council towards the maintenance andmanagement of the Town Park.


• it provides a significant area of open space inthe centre of Northallerton, and is animportant community amenity which shouldbe retained and enhanced. Parts of the siteare already used for informal recreation;

• it contributes towards the overall need formore strategic open space in the town as aresult of the major new development planned;

• it would be well used as a town park, beingadjacent to the town centre, close to existingand proposed residential areas and havinggood access to facilities and services andalso to public transport provision;

• this site is an established area of open spaceand contributes significantly to the form andcharacter of the central area of the settlementand the proposal helps to maintain this.

Context1 This site is located to the west of Northallerton

Rail Station and lies between Mill Lane to thenorth and Boroughbridge Road to the south.The existing car parking areas to the east andwest of the station are included within the siteboundary. Currently, there is a car park servingthe railway station on the northern part of the siteand a depot used by Network Rail on thesouthern part. Between these, there is an area ofundeveloped land. To the east of the station liesan area of existing short stay car parking, theticket office and station facilities as well as thesite of the former Station House, which now liesundeveloped.

Proposed Development2 The site will be development of transport

interchange facilities. These will provide cycleparking, bus stops, a taxi rank, a pick up and setdown area, short and long stay parking, animproved public transport ticket and informationcentre and passenger facilities, includingrefreshments and toilets.

NC2 TRANSPORT INTERCHANGE,


This site is allocated for a public transport

interchange, comprising pedestrian,

cycle, bus, taxi, and short and long stay

car parking facilities, a pick up and set

down area, improved ticket and

information centre and passenger

facilities, including refreshments and

toilets, subject to:

i. improvements to pedestrian and

vehicular access being agreed with

NYCC Highways;

ii. priority access being given to the most

sustainable modes of transport; and

iii. high quality design and landscaping



appearance of development on-site.



127

Development Requirements and Explanation3 This site has been identified under Policy T3 of

the former Regional Spatial Strategy* to providea sub-regional public transport interchange

4 This proposal is supported by Network Rail, who is the landowner, the rail and bus operatorswho use the existing facilities and also NorthYorkshire County Council. All parties haveindicated a willingness to work together inpartnership to achieve improvements to thesetransport interchange facilities proposed here.

5 Improved bus access to the station will be required,in liaison with NYCC Highways to make thetransition between public transport modes easier,more efficient and therefore more attractive to users.

6 High quality, secure and covered cycle parkingfacilities close to station entrances will berequired, to provide priority access to the mostsustainable forms of transport.

7 A dedicated taxi rank at the station will beprovided, with covered waiting areas, clearlyseparate from the car parking provision tominimise the level of traffic congestion at thestation entrances and exits.

8 A ‘Pick Up / Set Down’ zone for cars, with limitedstop times to minimise adverse disruption to theflow of traffic in the area will also be provided.

9 An increase in car parking spaces will beprovided to meet future predicted demands onpublic transport. This will be for both short termand long term parking, as demand currentlyexceeds supply. However, public transportmodes will be accommodated more favourably atthe station in terms of proximity to entrances.

10 Improvements will be made to existing passengerinformation and ticket office facilities. Thesefacilities will display connection information, busand rail times and signposting facilities (eg. taxirank, cycle parking, bus stops, car parks).

11 Improvements to refreshments, waiting and toiletfacilities will also be provided in a coveredenvironment.

12 Access to all parts of the interchange facilities

must be suitable for wheelchair users and any

development is to comply with ‘Secured By

Design’ principles. Suitable lighting and safety

measures will be required.

Implementation13 Vehicular access to the site will need to meet the

requirements of NYCC Highways both in terms

of cars and buses. The Council will work closely

with NYCC, Network Rail, bus and train

operators. Sustrans, C2C and disability action

groups to provide facilities which meet the needs

of passengers.

14 Funding for the development will be sought from

the train operating companies such as

TransPennine Express and East Coast, North

Yorkshire County Council and also other interest

groups such as Sustrans. There may be other

sources of funding available at a regional level,

as this proposal is identified within the former

Regional Spatial Strategy*. Developer

contributions may also be sought towards such

improvements to the transport infrastructure.

15 The management of the facility will be

undertaken through a partnership between

Network Rail and the rail and bus operators

using the interchange facilities.


• as an existing facility, it is in an excellent

location to provide public transport

connections within Northallerton (with

Romanby) and the surrounding area;

• it is identified as a sub-regional transport

interchange facility under Policy T3 in the

former Regional Spatial Strategy*;

• further development of the site will not

adversely affect the form and character of the

settlement;

• the development of interchange facilities will

encourage the use of more sustainable

modes of transport and will help to reduce the

level of road traffic congestion.




128

6.5 NORTHALLERTON SUB AREA SERVICE

VILLAGES

6.5.1 The Core Strategy defines Brompton, East

Cowton and Morton-on-Swale as the Service

Villages in this Sub Area. These are promoted as

the main location of services to supplement

those provided in Northallerton (with Romanby).

Policy CP6 states that new housing will be

supported in the designated Service Villages at a

level appropriate to the needs of the local

communities and within development limits.


in each of the Service Villages in the

Northallerton Sub Area has been to:



close to the existing services within the

village;










1. BROMPTON

Strategic overview

6.5.4 Brompton is located approximately 2km north of

Northallerton. It is situated to the west of the A684

Stokesley Road. Parts of the North Northallerton

Area for development (NM5A and NM5B) relate to

the southern edge of Brompton Village.

6.5.5 Key characteristics of Brompton include:

• location of main facilities:

These are predominantly located on and

around the village green and comprise a

village shop, public houses, primary school

and places of worship. There are

opportunities for casual recreation, mainly on

the village green, at Water End and in the

surrounding area. A local sports club is

situated at the southern end of the village;


and areas in Brompton. However, the main

local employment area is situated

approximately 1.5 km away in Northallerton.

Access would be improved to employment

areas as a result of the North Northallerton

Link Road;

• main environmental constraints:The main environmental constraints in

Brompton relate to the flooding potential for

Brompton Beck, which runs along the western

edge of the village and through the northern

part of the settlement. The Strategic Flood Risk

Assessment (2006) identifies this as a

significant constraint as large areas of the

settlement lie within Flood Zones 2 and 3.

The Brompton Conservation Area will need to

be taken into account when considering

development. Also, the Northallerton –

Middlesbrough railway line runs along the

western edge of Brompton and may have noise

and vibration impacts on nearby potential

development sites. The village has an historic

core and there is potential for archaeological

remains to be present relating to the

occupation of properties on the Cockpit Hill

frontage dating back to the medieval period;

• accessibility and infrastructure issues:The main A684 route runs to the east of

Brompton and carries a high number of traffic

movements. The village itself does not have

any significant traffic problems. It is served

well by regular bus services to Northallerton

(with Romanby);



129

• significant areas of brownfield land:There are some small, limited areas of

brownfield land at Brompton that have been

put forward for development, which have

been considered unsuitable for allocation but

which may be developed through the

planning application process.

Allocation

6.5.6 One site is allocated for development in

Brompton. This is illustrated on the following

Map N2. However, the Proposals Map must be




Map N2



130

HOUSING

Context1 This site is predominantly in agricultural use

(pasture). It is located close to the centre of

Brompton and its existing services and

amenities. It is surrounded by residential

development, with a small bus depot/garage

adjacent to the south. There is a small number

of lock up garages on-site which will need to be

replaced as part of any new development.

Proposed Development2 This site will be developed for houses, with

access from Danes Crest.

Development Requirements and Explanation3 Housing development on this site should be at

least 30 dwellings per hectare, reflecting thesituation of the site and its requirements foraccess and parking provision. This also reflectsthe minimum density requirements set out incurrent Government guidance. The proportion ofaffordable houses required reflects Core PolicyCP9 requirements and will be subject tonegotiation and, if necessary, the outcome ofeconomic viability assessment at the time ofmaking a planning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was a demand for all types of housing inthe Northallerton Sub Area. In the Northallertonvillages, a particularly high demand was identifiedfor three bedroom semi-detached and detachedhouses to satisfy demand from growing familiesand downsizing households. Therefore, it isexpected that development will deliver a numberof two and three bedroom houses that willcontribute towards meeting these needs, whilstalso providing choice. Sites elsewhere in theNorthallerton Sub Area will contribute towardsmeeting the need for other house types. However,the latest information at the time of developmentshould be used to inform the type and tenure ofhousing development to meet local needs inaccordance with Policy DP13.

5 The design and layout of any development willneed to respect the location of the site withinBrompton Conservation Area.

6 Access to this site from Danes Crest is possiblebut will require visibility improvements to beimplemented in liaison and agreement withNYCC Highways.

7 The developer will need to provide suitableparking provision, as part of any development toreplace existing garages on site. The developerwill be required to make financial contributionstowards the provision of additional school placesand health care facilities in the local catchmentarea if evidence from the education and healthauthorities at the time of the proposeddevelopment demonstrates that the developmentwill result in a deficiency. Contributions will beadministered by the education and healthauthorities respectively.

NH3 WEST OF DANES CREST, BROMPTON

(0.65ha)



subject to:








iii. design of any development respecting

the location within Brompton

Conservation Area;

iv. provision of improvements to the

access and visibility;

v. suitable replacement parking provision

being provided to replace existing

garages on site; and







131

Implementation8 This site is identified for development in Phase 1

(up to 2016) as its development will provide an

element of affordable housing in an area of

identified local need. The short term availability

of the site has also been identified by a potential

developer and, subject to suitable access

arrangements being agreed, its delivery would

constitute suitable development within a

sustainable location, meeting a local need for

affordable housing.


• it is close to the centre of Brompton with good

access to its services and facilities, and

public transport;

• it will provide affordable housing in an area of

local need;

• residential development will complement the

existing surrounding uses around the site;

• the site has existing infrastructure and

servicing in place and is available for

development in the short term;

• the development of this site will not adversely

affect the form and character of the

settlement;

• its development will support local services

and help meet local affordable housing

needs.

2. EAST COWTON

Strategic overview6.5.7 East Cowton is located approximately 12 km

north west of Northallerton. It is situatedapproximately 5 km west of the A167Northallerton – Darlington Road.

6.5.8 Key characteristics of East Cowton include:

• location of main facilities:These are predominantly located within thevillage centre and comprise a primary school,post office and shop (combined), a publichouse and a place of worship. There are twopublic halls, a playgroup / nursery, a youthclub, a cricket pitch and a small children’splay area;

• location of main employment areas:There are few employment opportunities andareas in East Cowton. The main employmentareas nearby are located within largersettlements such as Northallerton andLeeming Bar / Bedale approximately 12 km to the south and Darlington approximately 12 km to the north;

• main environmental constraints:The main environmental constraints todevelopment in East Cowton relate todrainage issues. Although the Strategic FloodRisk Assessment (2006) does not directlyidentify sites within Flood Zones in thesettlement there is a significant area at riskfrom overland flows which restrictdevelopment opportunities within the villageunless remediation work is undertaken;

• accessibility and infrastructure issues:The A167 route is approximately 5 km east ofEast Cowton. The settlement is served wellby bus services to Northallerton andDarlington;

• significant areas of brownfield land:There are no significant areas of brownfieldland at East Cowton.



132

Allocation

6.5.9 One site is allocated for development in East

Cowton. This is illustrated on the following Map

N3. However, the Proposals Map must be




Map N3



133

HOUSING

Context1 This site is currently in agricultural use on the

southern edge of the settlement. Residential

development is to the west of the site and farm

buildings to the east. Open countryside lies to

the south of the site. To the north of the site lies

the main street of the village.

Development Proposal2 This site will be developed for housing, with

access from Main Street and Birkby Road. The

development will also provide improved

sewerage and drainage infrastructure to address

the severe problems that are currently

experienced in East Cowton.



reflecting its location within a Service Village.








in the Northallerton Sub Area. In the

Northallerton villages, a particularly high demand

was identified for three bedroom semi-detached

and detached houses to satisfy demand from

growing families and downsizing households.


deliver a number of two, three and four bedroom

houses that will contribute towards meeting

these needs, whilst also providing choice. Sites

elsewhere in the Northallerton Sub Area will


house types. However, the latest information at


inform the type and tenure of housing


with Policy DP13.

5 The village experiences problems with land

drainage, with regular ponding and flooding of

Main Street and adjacent existing residential

development. Its existing sewerage and drainage

infrastructure finds it difficult to cope with this

additional demand. This development in the

settlement is best placed to resolve these

sewerage and sewage disposal issues due to its

topographical position below the Main Street,

which will assist in draining excess surface

water. By upgrading the drainage and sewerage

infrastructure adjacent to and through the

allocated site and increasing its capacity to

accommodate the new housing identified,

incidences of surface water and the backing up

of foul water pipes will be reduced in the village

as a whole.

NH4 BUNGALOW FARM, EAST COWTON

(1.6ha)



subject to:








iii. development providing improved

sewerage and sewage disposal

infrastructure to serve the settlement

as a whole;


towards providing public open space;

and







134

6 Upgrades will be required for the upsizing /

diversion of the public sewage pumping station

on Main Street and any other necessary

drainage and sewerage infrastructure upgraded.

7 Developer contributions will be required to meet

the total costs for improvements where the local

sewerage system does not have capacity to

accommodate the foul and/or surface water from

this development.

8 The developer should work with Yorkshire Water

and other relevant statutory organisations to

ensure that the appropriate infrastructure is

delivered as part of the development of this site.



10 Further developer contributions will be sought to

provide improved public open space within the

village. The developer will be required to make









Implementation11 This site is available in the short to medium term

with interest from a developer. As a result of this,

and the desire to resolve the drainage and

sewerage issues within the village more quickly, it

is intended that the site be released in Phase 1 (up

to 2016). This approach will bring benefits to the

village sooner rather than later and also address

the identified local need for affordable housing.

12 This timescale will need to allow for the required

improvements to the drainage and sewerage

infrastructure to be undertaken prior to

development. These works will be funded by the

developer and, where possible, statutory

organisations and be completed, in liaison and

agreement with Yorkshire Water.


• its development will not have a significant


the settlement;

• its development, which lies within an

identified area of overland flood risk, will

enable appropriate sewerage and drainage

infrastructure improvements to be undertaken

and flood attenuation measures to be put in

place. These improvements will benefit the

wider settlement;

• it is accessible to local services and facilities,

and public transport;

• it will provide affordable housing in an area of

local need and support the facilities and

services within the village.



135

3. MORTON-ON-SWALE

Strategic overview

6.5.10 Morton-on-Swale is located approximately 6 km

west of Northallerton. It is situated on the A684

between Northallerton and Bedale.

6.5.11 Key characteristics of Morton-on-Swale include:

• location of main facilities:These are predominantly located along the

main route through the village (A684), and

comprise a primary and special school, post

office and food shop (combined), butchers,

other shops, a public house and a village hall.

There are opportunities for casual recreation

at a number of open spaces throughout the

settlement;


and areas in Morton-on-Swale. However, the

main employment area for the Bedale Sub

Area is at Leeming Bar Industrial Estate

approximately 5 km west of the village.

Northallerton, and its employment

opportunities, is also situated approximately

6 km to the east;


constraints in Morton-on-Swale other than the

flooding potential of the nearby River Swale

to the west of the settlement. However, the

Strategic Flood Risk Assessment (2006) does

not see this as a major risk to potential

development sites in the village as flood risk

areas are located away from the settlement;

• accessibility and infrastructure issues:The main A684 route runs through Morton-

on-Swale, and often carries a high number

of traffic movements. Morton-on-Swale is

served well by bus services to Bedale and

Northallerton;

• significant areas of brownfield land:There are some limited areas of brownfield

opportunities in Morton-on-Swale.

Allocation

6.5.12 One site is allocated for development in Morton-

on-Swale. This is illustrated on the following Map

N4. However, the Proposals Map must be






136

Map N4



137

HOUSING

Context1 This site is currently in agricultural use, located

on the northern side of the settlement. It is

bounded on two sides by residential

development and to the north and west there is

open countryside. The site has a considerable

frontage along the A684 Northallerton – Leeming

Bar route from which access to the site is

available.

Proposed Development 2 This site will be developed for housing (on the

northern part of the site), accessed off the A684,

together with creation of a central village green.



reflecting its location within a Service Village.







that there was a demand for all types of housing in

the Northallerton Sub Area. In the Northallerton

villages, a particularly high demand was identified

for three bedroom semi-detached and detached

houses. Therefore, it is expected that development

will deliver a number of two, three and four

bedroom houses that will contribute towards

meeting these needs, whilst also providing choice.

Sites elsewhere in the Northallerton Sub Area will


house types. However, the latest information at the

time of development should be used to inform the



5 Access to the site will be taken directly from the

A684. There will also be a secondary access for

pedestrians and cyclists connecting the site to St

Helen’s Close. This will provide a safe route to

the nearby schools.

6 Provision of open space to create a village green

along the A684 frontage of the site will also be

required, providing a central focal point for the

village.

7 An area of landscaping along the northern

boundary of the site, comprising the retention of

a ditch and existing trees, will be required to be

incorporated into any development proposal for

the site.

NH5 NORTH OF A684, MORTON-ON-SWALE

(2.1ha)


development in Phase 3 (2021 - 2026),

subject to:






ii. type and tenure of housing meeting

the latest evidence on local needs;

iii. primary access to be taken from the

A684, with secondary access provided

for pedestrians and cyclists from

St Helen’s Close;

iv. the creation of a central village green

(approx. 0.7ha) and the retention of

landscaping along the northern

boundary of the site;



the footpath and cycleway network;

and







138


improvements to the local footpath and cycleway

network, particularly connecting the site to St

Helen’s Close and nearby schools. Also, the

provision of public open space on-site, in the

form of the village green will be required from the

developer. The developer will be required to

make financial contributions towards the

provision of additional school places and health

care facilities in the local catchment area if

evidence from the education and health








Implementation10 The site is proposed to be developed in Phase 3

(2021-2026), because sites in other settlements,

higher in the settlement hierarchy, should be

developed first, in accordance with Core Policy

CP4. The focus will be centred on opportunities

in Northallerton, as a Principal Service Centre, in

the earlier phases of the plan period.


• development will assist in improving the built

form of the settlement and provide an

opportunity for significant housing without

adversely impacting on the open countryside;

• open space on the frontage to the A684

would create a central village green and

strengthen the form and character of the

settlement;

• it is accessible to local services and facilities

and public transport;

• this site will provide affordable housing for the

settlement and support local services and

facilities.



139

6.6 SUMMARY OF ALLOCATIONS:

NORTHALLERTON SUB AREA


6.6.1 The overall implications of the preceding

proposals on the Northallerton area in terms of

housing land supply are as follows:

• the Allocations will provide approximately

1457 homes within the Northallerton Sub-

Area in the Service Centre and Service

Village settlements. This, in addition to 737

completed and committed dwellings already

identified in the area for the period April 2004

– March 2008, gives a total of 2194 dwellings

total provision during the plan period. This

almost exactly meets the former RSS* and

Core Strategy requirements set out in para.

6.1.1 above;

• out of the total of 1457 in the Northallerton

Sub Area (2004-2026), approximately 1347

new homes are planned for Northallerton

(with Romanby) Town. In addition to existing

completions and commitments (640), this

means that total provision in the Town for the

plan period as a whole is 1987. This scale of

provision represents 91% (1987 out of 2194)

of all housing in the area. This means firstly

that provision more than meets the Core

Strategy Policy CP6 requirement that at least

2/3rd of the total housing requirement for the

Northallerton Sub Area (2004-2026) should

be in Northallerton (with Romanby) Town.

Secondly however this high proportion is

necessary to meet the other requirement of

Policy CP6, that at least 51% of all

development in the whole LDF plan area

should be concentrated in the two Principal

Service Centres of Northallerton and Thirsk;

• in that respect, together with proposals in

Thirsk town (for approximately 1604

dwellings), taking into account (and

including) completions and commitments for

the period April 2004 – March 2008, the

proposals advanced here would mean that

55% of all housing in the LDF area would be

located in the two towns of Northallerton

(1987)and Thirsk (1604) (ie. 3591 out of a

total of 6540 dwellings (2004-2026)). This

therefore accords with the Policy CP6

requirement;

• these proposals utilise significant amounts of

brownfield land for development.

Approximately 44% of total development in

the Northallerton Sub Area (commitments,

completions and allocations) will be on

brownfield land – which is below the District

target of 55%. This is largely due to the need

for major strategic peripheral development in

Northallerton (with Romanby) to meet

housing requirements. Such development will

inevitably be on greenfield sites. Brownfield

land has been identified for development,

where possible;



of the three phases for the Northallerton Sub

Area are set out in para. 6.1.1 above. In

Northallerton, as the Service Centre, and in

the Service Villages, the proposed phasing of

housing is set out below. This takes account

of 737 completions and commitments for the

period 1st April 2004 to 31st March 2008,

which is included within Phase 1. Given the

existing level of commitments, this implied

trajectory can be seen to be very similar to

the required three phases.




140

6.6.2 The housing allocations are intended to be

phased as follows:

6.6.3 The table below shows how the proposals forhousing site allocations in the Northallerton SubArea (incorporating housing completions andcommitments in Phase 1) meet the overallhousing requirements established by formerRSS* and the Core Strategy for period (2004-2026), as set out in para. 6.1.1:


Land proposed for employment purposes6.6.4 Policy CP10A identifies the target level for

employment development in the NorthallertonSub Area for the period 2005 – 2021 as 20hectares. Taking account of approximately 12hectares of employment land subsequentlycommitted for development, but also the loss ofthe York Trailers Site (7.5 hectares) this leaves afurther requirement of around 15.5 hectares tobe identified in the Sub Area.

6.6.5 Site allocations NM5D, NM5E, NE1 and NE2provide 14.37ha of employment land in total.Additional small scale employment provision isalso provided as part of mixed use developmentsin Northallerton (with Romanby) at Sites NM1,NM2 and NM3. An exact measurement ofemployment land on these sites is difficult toquantify due to the mixed use nature of theproposals. However, the total amount ofemployment land provided will meet the 15.5hectares requirement.

Phase 1(2004-2016)


Northallerton (with Romanby) NH1 300

Northallerton (with Romanby) NH2 20

Northallerton (with Romanby) NM1 20



Brompton NH3 20

East Cowton NH4 48

Total1187

Phase 2(2016-2021)


Northallerton (with Romanby)NM5A100**

Northallerton (with Romanby)NM5D 400

Total 500

** Site NM5A is split across Phases 2 and 3

Phase 3(2021-2026)


Northallerton (with Romanby)NM5A100**

Northallerton (with Romanby)NM5B 200

Northallerton (with Romanby)NM5C 165

Morton-on-Swale NH5 42

Total 507


** Site NM5A is split across Phases 2 and 3


2016-2021

2021-2026 Total

Northallerton /Romanby (town) 1022 500 465 1987


1027 409 409 1845



Others 44 0 0 44

Total outsideNorthallerton /Romanby (town)

165 0 42 207


145 98 98 341

Sub Area Total 1187 500 507 2194



ALLOCATIONS - December 2010 - STOKESLEY


141

7. Stokesley Sub Area



the Core Strategy places on the Stokesley Area

are as follows:

• Spatial Principle 2 defines the Stokesley

Sub Area as an area of restraint intended to

counter the external influences and

development pressures from Tees Valley.

The scale of new housing development will

therefore be reduced to resist in-migration

from Teesside, whilst still accommodating the

housing requirements of the local population

including the need for affordable housing.

Similarly, employment development in the

Stokesley Sub Area will be more limited in

order to reduce cross boundary commuting

from Teesside and support regeneration

efforts on Teesside;





Service Centre Stokesley Service VillagesGreat Ayton Great BroughtoHutton Rudby Secondary VillaIngleby ArncliffeKirkby

Service Centre

• Stokesley

Service Villages

• Great Ayton

• Great Broughton

• Hutton Rudby

Secondary Villages

• Ingleby Arncliffe

• Kirkby-in-Cleveland

• Seamer





• Policy CP6 requires that at least two thirds

of this housing development be located in

Stokesley town, giving minimum targets as

follows:


dwellings in the Stokesley Area to be


for definition);



Stokesley Sub Area (out of 75 hectares in the

District as a whole). Taking account of the

undeveloped employment land that had

planning permission at the time when these

figures were produced, the Core Strategy

estimated that a further 8 hectares will need

to be identified. However, the 2007 Annual

Monitoring Report (AMR) records that a

further 2 hectares of employment land has

been developed since the Core Strategy was

adopted leaving 6 hectares now to be

provided in the Stokesley Sub Area;


hierarchy, defining Stokesley as a District

Centre, meeting day-to-day needs of its rural

catchment.



142

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Stokesley Area 408 160 160 728


Phase 12004 - 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Stokesley Service Centre 272 107 107 486




143


Housing




the plan period (to 2026), account needs to be

taken of completions to date (the most recent

information being available up to 1st April 2008),

and outstanding commitments (ie. land with

planning permission for housing). All these

commitments have been reviewed, in order to

establish that they are consistent with LDF

policies, and are likely to contribute towards

meeting the housing land supply. The following

table sets out the current position, and the

resulting residual requirement which needs to

be identified in this DPD in the first phase,

2004 – 2016:

7.2.2 The analysis in the rest of this Section advances

proposals which will meet the Core Policy CP5A

and CP6 requirement for the Sub Area – the first

phase taking account of completions and

commitments as indicated in this table.



employment development in the Stokesley Sub

Area for the lifetime of the plan (2005 – 2021) as

9 hectares. As approximately 3 hectares of

employment land within and to the North East of

the existing Industrial Park has been given

permission (and has now been developed) since

the Core Strategy was prepared, only

approximately 6 hectares more is needed to

meet the Sub Area target.






Stokesley 113 81 194


Great Ayton 24 19 43

Great Broughton 9 17 26

Hutton Rudby 5 12 17


Ingleby Arncliffe 1 3 4

Kirkby 1 4 5

Seamer 3 3 6


Others 9 11 20 0

Total 165 150 315 93




144

7.3 STRATEGIC INFRASTRUCTUREREQUIREMENTS

7.3.1 There are a number of Key Infrastructureprojects and requirements that are necessary forthe delivery of the allocations in the StokesleySub Area. The main elements are set out here,and further details are provided in the supportingtext for each allocation or proposal. Annex 4draws these elements together to illustrate theanticipated Strategic Infrastructure Plan for theDistrict. However it only gives a snapshot of therequirements as known at the time of thepreparation of this DPD and based on evidencefrom 2008-2009. At the time of developmentcoming forward all specific infrastructurerequirements will need to be considered in thelight of identified needs at that time and the testsof Government Circular 05/2005 (PlanningObligations) and the statutory tests inCommunity Infrastructure Levy (CIL) Regulation122 in relation to the reasonable and necessaryrequirements to enable development to proceed.

Major Infrastructure

Sub Area wide

• Improvements to Sewerage, Water andDrainage Infrastructure: Developments may be required to provide fornecessary infrastructure improvements.These may include improvements to thedrainage, water and sewerage networks andmay include significant improvementsbenefiting a wider area than the developmentsite. Where relevant these improvements areidentified in relation to each relevant siteallocation or proposal;

• Improvements to the Footpath andCycleway Network:Improvements to the footpath and cyclenetwork across the Sub Area will be achievedthrough the development of the siteallocations. These improvements include theStokesley / Great Ayton River Leven Link(which has been identified as a key leisureand utility facility) and Stokesley town centrelinks. The improvement or creation of thecycle routes across the Sub Area will provide

more sustainable transport options, creatinglinks in and around settlements.

• Local Health Care Facilities:Increased or improved access to local healthcare facilities may be required, with the mainfocus of provision likely to be on the ServiceCentre.

• School Places:Additional school places will be required incertain areas of the Stokesley Sub Area.Financial contributions will be required towardsthe provision of the additional school placesresultant from the development. Developerswill be required to liaise with the educationauthority (NYCC Children and Young People’sService) to ascertain the existing capacitywithin the local schools and any predictedshortfall resultant from the proposeddevelopment that needs to be addressed.

Stokesley

• Water Supply and Drainage:developers of each of the sites in Stokesleymay be required to contribute to the upgradingof the potable water supply network and toimprovements to the drainage system.

Great Broughton

• Sewage Treatment Works:developers of the Great Broughton site maybe required to contribute to overcoming anycapacity issues at the Sewage TreatmentWorks as a result of the development.

Minor Infrastructure

7.3.2 In addition to these major infrastructure issues,there will be smaller infrastructure works andschemes that will also be required across theStokesley Sub Area. These will includecommunity infrastructure identified through theCommunity Planning process. The Council willalso seek to implement these where appropriatewith contributions provided through developmentwithin the Stokesley Sub Area and, whererelevant, these improvements are identified insupporting text for each allocation or proposal.



145

7.4 SETTLEMENT PROPOSALS

STOKESLEY

Strategic overview

7.4.1 The Market Town of Stokesley is located

approximately 3 km from the northern boundary

of the District. Because of the town’s physical

relationship to Teesside there are economic,

social and cultural links with that conurbation.

Stokesley is identified as a Service Centre in the

Settlement Hierarchy set out in Policy CP4 of the

Hambleton Core Strategy. This means that its

role as a Market Town has been recognised as

providing services and facilities for the town and

its hinterland. The town has a wide range of

businesses, retail uses and employment, schools


7.4.2 Key characteristics of Stokesley include:

• location of main facilities:These are generally in or close to the Market

Place. The settlement has a primary school

close to its centre (west of Springfield) and

there is a large secondary school east of

Station Road;

• location of main employment areas:In addition to the range of employment


area, there is a business/industrial park to the

south of the town to the east of Station Road;

• main environmental constraints:Flooding issues to the south of the town,

around the River Leven and Eller Beck pose

a significant development constraint. Flooding

issues around the River Tame to the north

and west, and around the River Leven to the

east also pose development constraints.

There are a number of other areas in and

around Stokesley with a high water table and

or land drainage issues. The area south of

the town, in addition to being at risk of

flooding is also considered to be an important

visual approach to the town that should be

protected under Development Policy DP10.

Stokesley town centre has been designated

as a Conservation Area;

• accessibility and infrastructure issues:The town enjoys good highway access onto

the Stokesley by-pass (the A172) which skirts

the eastern side of the settlement and

provides links to Northallerton to the south

and Middlesbrough to the north.

The Stokesley Sewage Treatment Works has

recently been upgraded by Northumbrian

Water Ltd and has capacity for development

growth. The Sewage Treatment Works at

Great Broughton has a capacity problem that

Northumbrian Water Ltd is investigating.

There is a capacity issue with Northumbrian

Water’s supply of potable water to the

Stokesley area that requires reinforcement of

the water mains;

• brownfield land:There are few brownfield sites remaining in

the town that have been identified as being

available and suitable for redevelopment.


Stokesley Town

7.4.3 The strategic approach to the release of housing

in Stokesley Town reflects firstly the priority to

use scattered sites within the built up area and

secondly, the preferred option which was

supported by consultation: to focus housing to

the west and north west (together with small

areas for employment and community uses) and

the main employment uses as an extension to

the existing industrial park to the south east.

This approach has the following main benefits:

• it is capable of accommodating all the

required uses;

• the identified areas respect the existing

settlement form of Stokesley;



146

• there is potential for phasing development on

a site by site basis;

• the sites provide the most sustainable

development option on available land that is

least likely to be affected by flood risk;

• most sites are located near to existing public

transport routes, close to local shops and

services;

• preferred sites are accessible from existing

transport routes and are within reasonable

walking / cycling distance of Stokesley town

centre;

• sites are likely to be available in the short to

medium term.



Further significant development to the north east

of Stokesley would be a significant distance from

the town centre, and this area is known to have

drainage and flooding issues. Similarly, to the

south, most of the land is susceptible to flood

risk, and the area is very prominent, and its

development would have an adverse impact on

the setting of the town when viewed from the

south (and in particular from the A172).

Allocations


development in Stokesley Town. Summary

Table S1 provides a full listing of all the sites,

and Map S1 illustrates the location of these sites

in the town. However, the Proposals Map must

be consulted as the definitive source of the

boundaries. The details of the allocations follow.

Summary Table S1: Stokesley Town

Allocations


following sites:

HOUSING

SH1 White House Farm and Crab Tree Farm,

Stokesley (6.6ha)

SH2 North of Sowerby Crescent, Stokesley

(2.9ha)

EMPLOYMENT USES

SE1 East of Stokesley Business Park

(6.7ha gross)

SE2 White House Farm, Stokesley (0.8ha)


SC1 North of Hebron Road and White House

Farm, Stokesley (3.9ha)

Detailed guidance on each allocation is set out in the following section.



147

Map S1



148

HOUSING Context1 This site is located at the western edge of

Stokesley, adjoining existing residential

development to the east, Leven Road and

Hebron Road respectively. The proposed site is

in agricultural use (arable and pasture), with land

further north and west also being in agricultural

use. The other site to be allocated for residential

development in Stokesley (SH2) lies to the north

of Sowerby Crescent, to the northeast of site

SH1. The primary access into SH2 will be off

Westlands through SH1 and SC1.

Proposed Development2 The site will be developed for housing, with the

principal vehicle access being from Westlands

with a secondary access from Hebron Road.

Diagram SH1/SH2 below shows how Site SH1

will be developed together with Site SH2, and

the vehicular and pedestrian/cycle links between

the two.

Development Requirements and Explanation3 The broad layout of development on this site and

Site SH2 is shown on the Diagram below.

4 The development and layout of the site should

take into account the Flood Risk maps available

at the time of development and ensure that no

housing is constructed on land that is liable to

flood (unless more accurate modeling is

produced that shows a more precise flood extent

acceptable to the Environment Agency).

5 The net developable area of this site, which

excludes the area of potential flooding, is

estimated to be 6.1ha. This net developable area

will be developed at a minimum density of 35

dwellings per hectare to reflect its accessibility to

facilities within a Service Centre, and the

character of the adjacent development. The






SH1 WHITE HOUSE FARM AND CRAB TREE

FARM, STOKESLEY (6.6ha)


development over Phase 1 (up to 2016)

and Phase 2 (2016 - 2021), subject to:





of 50% should be affordable); within

Phase 1, 100 dwellings will be

developed, and the remainder (113

dwellings) will be developed in Phase 2;



iii. suitable and safe access being

provided from Westlands (with

secondary access point from Hebron

Road sufficient to serve the

development at SH1 and SH2);


towards providing improved cycle and

footpath links, provision and equipping

of recreation land at Site SC1, and

upgrading of the potable water network

if necessary to enable a suitable

supply to be made available to the new

development;




facilities as necessary;

vi. no residential development taking

place within areas of potential

flooding; and

vii. significant landscaping along the

western boundaries of the site.



149

6 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicatedthat a broad range of property type and size arerequired, though there is a particular need toprovide a range of one and two bed dwellingtypes in Stokesley servicing first time buyers.Therefore, it is expected that development willcontribute towards meeting these needs.However the latest information at the time ofdevelopment should be used to inform the type,size and tenure of housing development to meetlocal needs in accordance with Policy DP13.

7 The developer will be required to provide (orcontribute towards) public open space.Developers of SH1 and SH2 will be required tocontribute towards the provision and equippingof SC1 and sustainable access to both Allocationsites SH2 and SC1, and to Stokesley towncentre via enhanced footpath and cycleway links.Contributions will be required towards the cost ofthe Great Ayton to Stokesley footpath/cycle link.The developer will be required to make financialcontributions towards the provision of additionalschool places and health care facilities in thelocal catchment area if evidence from theeducation and health authorities at the time ofthe proposed development demonstrates thatthe development will result in a deficiency.Contributions will be administered by theeducation and health authorities respectively.

8 Developer contributions towards the upgradingof the potable water network, to enable asuitable supply to be made available for the newdevelopment, may also be required, dependingon the phasing of the development.

9 The site has a rising main within the boundaries.The development proposals will, therefore, eitherhave to accommodate the main, giving unrestrictedaccess at all times or provide investment to divert it.

10 The developer will need to produce acomprehensive strategy for highways issues inconsultation with the NYCC as highwaysauthority and access for all modes of transportwill need to be determined by means of a trafficassessment.

11 The principal access road traverses land liable toflooding, and the Environment Agency should beconsulted on the design and layout of this accessroute and location of emergency only access points.

12 The layout for the site shall be designed toachieve a 20 mph zone for the wholedevelopment. The development should provide ahigh quality public realm with well integrated anddesigned areas of open space.

13 A significant landscaped area will be required tobe planted along the western boundary of the site,to screen the development from the opencountryside and soften any potential visual impactwhen approaching Stokesley from the west.

Implementation14 The delivery of Site SH1 over Phases 1 and 2

will enable the 213 dwellings to be appropriatelydelivered over the earlier Phases of the Plan(with 100 in Phase 1 and 113 in Phase 2).

Justification15 This greenfield site is allocated because:

• it is land that is not known to be at risk offlooding;

• the site (together with SH2) will have the leastvisual impact on the landscape and setting ofthe town of the realistically available options;

• the site has satisfactory access points to theroad network with opportunity for goodpedestrian links to the town centre;

• the various parcels of the site and theirownerships allows for appropriate phasingover the plan period.



150

Diagram SH1/SH2



151

Context1 This site is located at the western approach to

Stokesley. It is open agricultural land that adjoins

residential development to the south and east.

There is open agricultural land to the north and

west. The other site to be allocated for

development in Stokesley (SH1) is also in

agricultural use and lies to the south west. The

site allocated for recreation and community use

(SC1) adjoins the site to the west.


primary access from Westlands, a secondary

access from Hebron Road. Diagram SH1/SH2

above shows how this site and that to the south

west (Site SH1) will be developed and the

pedestrian and cycle links between the two.

Development Requirements and Explanation3 Site SH2 will be developed at a density of at least

35 dwellings per hectare, to reflect its accessibility

to facilities within a Service Centre, and the mix of

use and character of the adjacent development.

The proportion of affordable housing reflects Core





4 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicated

that a broad range of property type and size are

required, though there is a particular need to

provide a range of one and two bed dwelling

types in Stokesley servicing first time buyers.


contribute towards meeting these needs.

However the latest information at the time of




SH2 NORTH OF SOWERBY CRESCENT,

STOKESLEY (2.9ha)


development in Phase 3 (2021 - 2026),

subject to:






ii. suitable and safe access being

provided from Westlands (with

secondary access point from Hebron

Road, sufficient to serve the

development at SH1 and SH2);

iii. housing types meeting the latest



towards providing improved cycle and

footpath links, provision and equipping

of recreation land at Site SC1, and

upgrading of the potable water

network, if necessary, to enable a

suitable supply to be made available to

the new development;




facilities as necessary;

vi. diversion of any existing public

footpath traversing Northumbrian

Water’s sites;

vii.provision of secure fencing to the site

of The Stripe Lifting Station; and

viii.no residential development taking

place within areas of potential

flooding.



152

5 The developer will be required to provide (orcontribute towards) public open space. Developersof SH1 and SH2 will be required to contributetowards the provision and equipping of Site SC1and sustainable access to both allocation SitesSH1 and SC1, and to Stokesley town centre viaenhanced footpaths and cycle way links.Contributions will be required towards the cost ofthe Great Ayton to Stokesley footpath/cycle link.The developer will be required to make financialcontributions towards the provision of additionalschool places and health care facilities in the localcatchment area if evidence from the education andhealth authorities at the time of the proposeddevelopment demonstrates that the developmentwill result in a deficiency. Contributions will beadministered by the education and healthauthorities respectively.

6 The layout for the site shall be designed toachieve a 20 mph zone for the wholedevelopment. The development should provide ahigh quality public realm with well integrated anddesigned areas of open space.

7 The northern part of the site is close to FloodZone 2 as identified in the Environment Agency(EA) Flood Risk Maps, and the developmentlayout for the site should therefore ensure thatno housing is constructed on land liable to flood(unless more accurate modelling is producedthat shows a more precise flood extentacceptable to the EA or suitable and satisfactorymitigation measures are put in place).

8 The principal access road traverses land liable toflooding, and the Environment Agency should beconsulted on the design and layout of thisaccess route and location of emergency onlyaccess points.

9 The developer may be required to contribute tothe upgrading of the potable water network toenable a suitable supply to be made available tothe new development, depending on the phasingof development.

10 Northumbrian Water has indicated that the sitehas a sewerage rising main and a water mainwithin its boundary. Development proposals will,therefore, either have to accommodate these

mains, giving unrestricted access at all times, orprovide investment to divert them.

11 The Stripe Lifting Station is located on the easternboundary of the allocation. This is currentlyunfenced. Developers will be required to securelyfence the site of the pumping station with powdercoated security steel palisade fencing. NorthumbrianWater Limited should be consulted on the extent ofthe area of land to be fenced. Developers will berequired to divert any existing footpath that traversesNorthumbrian Water Ltd sites.

12 No development should take place within 15m ofthe Stripe Lifting Station, and development willbe designed to meet the standards set out in“sewers for adoption”.

Implementation13 It is anticipated that this site will be delivered in

Phase 3 (2021 – 2026), allowing for theconstruction of the principal access road fromWestlands. Development will commence withSH1 moving sequentially from the south to thenorth in phases 1 and 2, then to SH2 in Phase 3.This will provide for the appropriate release of landto meet development needs in the plan period.

Justification14 This greenfield site is allocated because:

• it is land that is not known to be at risk of flooding;• the site (together with SH1) will have the least

visual impact on the landscape and setting ofthe town of the realistically available options;

• the site presents the means of creating asatisfactory access to the road network withopportunity for pedestrian links to the towncentre.



153

EMPLOYMENT

Context1 This site lies to the south of Stokesley, and to the

east of the existing Business Park. The land is

currently in agricultural use. Planning Permission

has been approved for the construction of three

buildings to be used for offices, workshops and

warehousing on the northern part of the site, but

this is not proceeding.

Proposed Development2 The site will be developed for employment

purposes, which could include B1, B2 and B8

uses. Should there be no need for B2 or B8,

other suitable employment uses (excluding town

centre uses) may be acceptable.

Development Requirements and Explanation3 All buildings will be of a high standard of design

and be capable of accommodating high quality

business uses to meet requirements of Core

Policy CP10A and Core Policy CP17.

4 A 10 metre wide landscaping strip will be provided

to open boundaries to the B1257, the south and

south east. This will be a mix of deciduous and

evergreen planting to ensure the site is well

screened from the surrounding countryside all

year round. Where landscaping exists to the

boundary with the B1257 this should be increased

in order to provide a 10 m wide strip overall.

5 The northern-most part of the site is within the

functional floodplain as identified in the

Environment Agency (EA) Flood Risk maps.

Consequently, the net developable area of the site

is estimated to be approximately 5.1ha. The

development layout for the site should therefore

ensure that no development, other than essential

infrastructure and water compatible uses, should

take place within Flood Zone 3b (unless more

accurate modelling is produced that shows a more

precise flood extent acceptable to the EA or

suitable and satisfactory mitigation measures are

put in place) in line with Development Policy DP43.

6 A suitable means of access to the site will be

achieved from within the existing Business Park.

Access at the north will be through the functional

floodplain. No new access onto the (Great

Broughton Road B1257) will be acceptable for

highway safety reasons.

7 A contribution will be required towards the

provision (and/or improvement) of footpath and

cycleway links, both to Stokesley town centre

and to Great Ayton.

SE1 EAST OF STOKESLEY BUSINESS PARK

(6.7ha)

This site is allocated for employment uses

(B1, B2 and B8), subject to:

i. development being of high quality in

terms of business uses, design and

landscape settings;

ii. access being via the existing industrial

estate;

iii. a 10m wide mixed plant landscaping

strip being provided to screen this site

from the B1257, the south and south

east;


towards providing improved footpath

and cycle links to Stokesley town

centre and to Great Ayton,

improvements to public transport

infrastructure and, if necessary,


to enable a suitable supply to be made

available to the new development; and

v. no development, other than essential

infrastructure and water compatible

uses, should take place within Flood

Zone 3b, as defined by Environment

Agency Flood Maps.



154

8 Developer contributions towards the upgrading

of the potable water network, to enable a

suitable supply to be made available for the new

development, may also be required, depending

on the phasing of the development.

Implementation9 There are no constraints preventing the site from

being immediately available for development.


• it would make a substantial contribution to

employment land needs in the Sub Area, in a

very accessible location;

• access is readily available and some

landscaping (tree planting) has already taken

place around much of the site to reduce

visibility from the east (B1257);

• it is well related to existing employment uses;

• additional employment uses in this location

were supported by consultation.

Context1 This site comprises the existing range of disused

farm buildings to the south of the main road

known as Westlands. The buildings are currently

situated in, and surrounded by, agricultural land.

The area to the north of Westlands is allocated

for residential development (SH1).

Proposed Development2 The site will be developed for high quality starter

units, supporting the rural economy in

accordance with Development Policy DP16.

SE2 WHITE HOUSE FARM, STOKESLEY

(0.8ha)


(B1), subject to:

i. development comprising small high

quality employment starter units;

ii. access to the site being taken directly

from Westlands;

iii. provision of landscaping at the

western and eastern boundaries;


towards providing improved footpath

and cycleway links to Stokesley town

centre and to Great Ayton,

improvements to public transport

infrastructure and, if necessary,


to enable a suitable supply to be made

available to the new development; and

v. no development, other than essential

infrastructure and water compatible

uses, should take place within Flood

Zone 3b, as defined by the

Environment Agency Flood Maps.



155

Development Requirements and Explanation3 The existing “farm building” character of the site

will be retained regardless of whether the

development involves the renovation or

reconstruction of the existing farm buildings, in

order to maintain the rural character of this

approach to the town.

4 Access to this site will be taken from Westlands,

in conjunction with that for the residential

development to the north (Site SH1), possibly by

means of a new roundabout.

5 Landscaping is required to the west and east to

protect and improve the appearance from public

viewpoints.

6 A small part of the south western corner of the

site is within the functional floodplain as

identified in the Environment Agency (EA) Flood

Risk maps. The development layout for the site

should therefore ensure that no development,

other than essential infrastructure and water

compatible uses, should take place within Flood

Zone 3b (unless more accurate modelling is

produced that shows a more precise flood extent

acceptable to the EA or suitable and satisfactory

mitigation measures are put in place) in line with

PPS 25 and Development Policy DP43.

7 Developer contributions towards the upgrading

of the potable water network, to enable a

suitable supply to be made available for the new

development, may also be required, depending

on the phasing of the development.

Implementation8 The site is immediately available for

development to satisfy the employment needs of

the local area.


• it would reuse and adapt existing redundant

farm buildings in an appropriate way;

• it would provide a range of employment

opportunities in a location close to the town

centre, strengthening the rural economy in

accordance with Development Policy DP16;

• the relatively small site area of this allocation,

and proximity to the town centre, makes it

particularly suitable for high quality

employment starter units.



156


Context1 This site is an area of agricultural land to the

north of Hebron Road / Sowerby Crescent and

White House Farm. Vehicular access to the site

is currently “agricultural” only from the end of

Hebron Road.

Proposed Development 2 This site will be developed to provide areas of

public open space and recreation facilities and a

facility for young people, such as a skateboard

park or multi-use games area. Vehicular access

will go through Site SC1 to both housing

allocation Sites SH1 and SH2. New pedestrian

links will be provided from Sites SH1 and SH2,

and existing pedestrian links mainly from Hebron

Road and The Stripe will be utilised.

Development Requirements and Explanation3 Developers of Sites SH1 and SH2 will be

required to contribute towards the provision and

equipping of this communal area, part of which

will be set out for use as allotments (or

community gardens). The remainder will be set

out for use as public open space and/or small

park area(s) including a recreational facility for

young people with landscaping and seating for

use by residents of both the existing and new

residential developments nearby.

4 Latest evidence of need should be used to

inform the exact type, design and location of the

recreational facility for young people (this could

include a skateboard park or multi-use games

area). Residents and potential users of the open

space should be consulted on the design, layout

and use of Site SC1. It is important that any

consultation is carried out at timescale

appropriate to the implementation of the

allocation.

5 Any necessary Sustainable Urban Drainage

System (SUDS) scheme resultant from

development of Sites SH1 and SH2 should be

located and well integrated into the proposed

amenity space. SUDS ponds should not be

located within Flood Zone 3 as defined by the

Environment Agency Flood Maps. Any SUDS

scheme should be developed in consultation with

Northumbrian Water Limited and Hambleton

District Council.

6 Northumbrian Water has indicated the site has a

sewerage rising main and a water main within its

boundary. Development proposals will, therefore,

either have to accommodate the mains, giving

unrestricted access at all times, or provide

investment to divert them.

Implementation7 Development of this site will occur as and when

sufficient funds become available from developer

contributions.


• there is a need for amenity open space and

recreation areas in this area;

• there is a known need for allotments and/or

community gardens;

• the location of the site makes it accessible

from both existing development at the south,

and from the allocated Sites SH1 and SH2,

for recreation and leisure purposes.

SC1 NORTH OF HEBRON ROAD AND WHITE

HOUSE FARM, STOKESLEY (3.9ha)

This area is allocated for allotments (or

community gardens) and general

recreation purposes, subject to:

i. pedestrian and cycle access from both

existing and proposed developments

to the south and east;

ii. hard and soft landscaping in

appropriately set out areas; and

iii. providing a recreational facility for

young people.



157

7.5 STOKESLEY SUB AREA SERVICE VILLAGES

7.5.1 The Core Strategy defines Great Ayton, Great

Broughton and Hutton Rudby as the Service

Villages in this Sub Area. These are promoted as

the main location of services to supplement

those provided in Stokesley. Policy CP6 states

that new housing will be supported in the

designated Service Villages at a level

appropriate to the needs of the local



in each of the Service Villages in the Stokesley

Sub Area has been to:



close to the existing services within the village;










1. GREAT AYTON

Strategic overview

7.5.4 Great Ayton is located approximately 4.5 km

north east of Stokesley. Great Ayton is the

largest Service Village in Hambleton District and

is recognised as being able to provide a

significant level of services and facilities for its

surrounding area. Key characteristics of Great

Ayton include:

• location of main facilities:Shops and similar facilities are mainly along

the High Street (between the bridge and High

Green) with a Police Station and Church

along Guisborough Road. Some recreation

facilities exist alongside the river at Low

Green with sports provision (cricket ground)

to the east of Wainstones Close;

• location of main employment areas:There are some employment opportunities in

Great Ayton, however, the main employment

opportunities in the area are at the nearby

Stokesley Business Park, approximately 4.5

km to the south west;

• main environmental constraints:There are areas alongside the River Leven

that are known to be susceptible to flooding,

although the site put forward for development

is not affected. Part of Great Ayton is a

Conservation Area;

• accessibility and infrastructure issues:Great Ayton lies on the A173 link between

Stokesley and the Moors Road (A171) at

Guisborough. Links to the surrounding road

network are, therefore, good; however, the

there is traffic congestion within the

settlement due to the narrow winding roads

which give Great Ayton some of its character.

• significant areas of brownfield land:There are few areas of brownfield land

available at Great Ayton

The approach to development in Great Ayton

7.5.5 Consultation responses supported evidence that

there is a significant need for extra care

accommodation in the Stokesley Sub Area and

that any provision should be close to services

and facilities. In view of the proximity of the

Stokesley Business Park, no employment

allocation is considered necessary for Great

Ayton.



158

Allocation

7.5.6 One site is allocated for development in Great

Ayton, illustrated on the following Map S2.

However the Proposals Map must be consulted

as the definitive source of boundaries. The policy

allocating the site and setting out the definitive

source of the details of its development follows:

Map S2



159

Context1 This is a site located within the parkland grounds

of a Grade II Listed Building. It lies on the edgeof the village, but close to its centre, with housingto the north and west, and agricultural land to thesouth and east. The site lies outside theConservation Area.

Proposed Development2 This site will be developed for very

sheltered/extra care housing, providing self -

contained accommodation in the form of one and

two bed flats with access to care and support.

Access will be from Newton Road.

Development Requirements and Explanation3 This development is intended to provide a higher

density sheltered housing scheme, to satisfy an

identified shortfall in the provision of close/extra

care for the elderly within a 3 km radius of Great

Ayton. Development will be at a high density (70

dwellings per hectare) in view the close/extra

care nature of the development. Notwithstanding

the special nature of this development, the

proportion of affordable units required reflects

Core Policy CP9 targets, which indicates 50%

for the Stokesley Sub Area and will be subject to


economic viability assessment at the time

of making a planning application.

4 In consultation with NYCC as highway authority,

the developer will be required to set back the

existing stone boundary wall between Newton

Road and the development in a position to provide

improved visibility for the means of access to both

Cleveland Lodge and the new development.

5 The developer will be required to provide a

Transport Assessment and demonstrate vehicle

speeds, where necessary proposing traffic

calming measures to reduce the speed of traffic

along Newton Road. NYCC should be consulted

on and be satisfied with any proposed measures.

The developer would be required to contribute to

any necessary traffic calming scheme.

6 An essential part of the scheme will be the

provision of a suitable and safe footpath for use

by elderly residents linking the development site

across and along Newton Road to local facilities

off High Street and High Green.

SH4 CLEVELAND LODGE, GREAT AYTON

(0.84ha)



to:






ii. development being “Very Sheltered

Housing” (independent housing with

an element of close/extra care for the

elderly);

iii. design of the development respecting

its location in the parkland setting of a

Listed Building;

iv. the front boundary wall being

repositioned to allow safe and suitable

access from Newton Road;

v. provision of suitable and safe footpath

links along Newton Road to local

amenities off High Street and High Green;


towards providing any necessary traffic

calming measures along Newton Road

and increased or improved access to

local health care facilities; and

vii.significant landscaping being of high

quality design and layout and sensitive

to its proximity to the Listed Building

of Cleveland Lodge.



160

7 The design, layout and position of the

development should respect the parkland setting

of the Listed Building in which the development

is located, and ensure that the character and

landscape setting of the principal building is

safeguarded.

8 The developer will be required to survey the

quality of, and develop a management plan for,

the existing tree belt that bound the site to

Newton Road, carrying out any necessary works.

A survey and management plan should be

prepared and agreed with the Council. High

quality landscaping of the development site is

also essential.

9 The design and landscaping scheme will be

required to deal with potential adverse impacts

on the surrounding environment in a sensitive

way and take in to account the impact upon the

Listed Building.

Implementation10 This site is to be delivered in Phase 2, in order to

ensure the required provision for the Stokesley

Sub Area as a whole.


• development in this part of the grounds of

Cleveland Lodge would not be visually

conspicuous or cause significant harm to the

character or appearance of the Listed

Building or village;

• it is close to the services and facilities within

the village, and is therefore suitable for the

provision of much needed very sheltered

housing;

• there is an identified shortfall in very

sheltered accommodation in the north of the

District which this development will reduce;

• it is available.

2. GREAT BROUGHTON

Strategic overview

7.5.7 Great Broughton is located approximately 3.4 km

south east of Stokesley, midway between the

Service Centre and the boundary of the North

York Moors National Park. In its role as a Service

Village, Great Broughton has been recognised

as being able to provide a level of services and

facilities for its surrounding area. Key

characteristics of Great Broughton include:

• location of main facilities:Great Broughton, benefits from a shop/post

office , places of worship and public houses.

All facilities are within the boundary of the

settlement and within easy walking distance;

• location of main employment areas:There are few employment

opportunities/areas in Great Broughton.

However, employment opportunities exist at

the Stokesley Business Park, 2.7 km to the

north west;


constraints in Great Broughton though a

small area to the south of the village is

susceptible to flooding. Parts of Great

Broughton are designated a Conservation

Area;

• accessibility and infrastructure issues:Great Broughton is located at the northern

end of the main moors route to Helmsley

(B1257). Bus services exist to both Stokesley

and Northallerton;


land available at Great Broughton.



161

The approach to development in Great

Broughton

7.5.8 The approach taken to development in Great

Broughton is to try to retain its linear form and

character without an adverse affect on the

visually attractive countryside in which Great

Broughton is located, the settlement being an

important gateway to the North York Moors

National Park. The site chosen for allocation

received public support, retains the linear

character of the settlement and is screened by

existing landscaping and landform. In view of

he proximity of the Stokesley Business Park

no employment allocation is proposed for

Great Broughton.

Allocation

7.5.9 One site is allocated for development in Great

Broughton, which is illustrated on the following

Map S3. However the Proposals Map must be

consulted as the definitive source of boundaries.

The policy allocating the site and setting out the

definitive source of the details of its development

follows:

Map S3



162

HOUSING

Context1 This site is currently in agricultural use. It lies to

the south of the settlement, with existing housing

to the north and east, and agricultural land to the

south and west.

Proposed Development2 The site will be developed for housing with

access from the B1257.

Development Requirements and Explanation3 This site will be developed at a minimum density

of 30 dwellings per hectare, reflecting its location

in a Service Village, and the character of the


affordable housing required reflects Core Policy






that that there was a need for all dwelling types

and rented accommodation in the Stokesley Sub

Area villages, with the greatest need being for

one to three bed units. The Parish Secondary

Housing Need Survey (February 2008) indicated

need for the affordable element to provide a

tenure mix of 50% social rent and 50% Low Cost

Home Ownership, comprising two and three

bedroom houses and bungalows. Therefore, it is

expected that the development will contribute

towards meeting these needs. However the

latest information at the time of development

should be used to inform the type, size and

tenure of housing development to meet local


5 A footpath linking the site to the village shall be

provided as an integral part of the development

and all car parking provision (residents and

visitors) shall be on site.

6 No development will take place to the southern

or western parts of the field, which have been

identified as being liable to flooding (Zone 3) in

the Strategic Flood Risk Assessment.

Northumbrian Water has indicated that there is a

capacity issue at Great Broughton Sewage

Treatment Works and the development of this

site will be timed to tie in with any proposed

improvements - to which the developer may

need to contribute.

SH3 BROUGHTON GRANGE FARM,

GREAT BROUGHTON (0.65ha)


release in Phase 1 (up to 2016), subject to:








iii. the site layout being towards the road

frontage to avoid those areas near to

Holme Beck which are susceptible to

flooding;

iv. access to the site being from a single

point onto the B1257;

v. provision of a footpath linking the site

to the village;

vi. on-site provision for all car parking

requirements;

vii. the developer may also be required to

contribute to overcoming any capacity

issues at the Sewage Treatment Works

as a result of the development; and

viii.contributions from the developer






163










Implementation8 This Site is identified for release in Phase 1 in

order to ensure the required provision for the

Stokesley Sub Area as a whole and to meet

existing local affordable housing needs.


• development would respect the existing form

and character of the village;

• the site has existing screening to the south,

and development in this area would have

minimal adverse landscape impact;


3. HUTTON RUDBY

Strategic overview

7.5.10 Hutton Rudby is located approximately 5 km

south west of Stokesley. Key characteristics of

Hutton Rudby include:

• location of main facilities:The village of Hutton Rudby benefits from a

shop/post office, places of worship and public

houses. All facilities are within the boundary

of the settlement, mainly around The Green,

and within easy walking distance;

• location of main employment areas:There are few employment

opportunities/areas in Hutton Rudby, although

a large haulage firm lies 1.5 km to the south,

and the Stokesley Business Park is approx

6 km to the north east;


constraints in Hutton Rudby (outside the

sloping River Leven valley), although a large

part of the village centre is a Conservation

Area;

• accessibility and infrastructure issues:Hutton Rudby does not lie on any principal

highway route, though good access exists to

both the A19 (at Crathorne) and the A172 (at

Swainby). Good bus services exist to both

Stokesley and Middlesbrough;


land at Hutton Rudby.

The approach to development in Hutton

Rudby

7.5.11 Many of the sites put forward for development

during consultation in Hutton Rudby were

considerably larger than required, and without

natural boundaries. The site selected had some

public support and would link existing detached

development and recreation areas to the village

without detriment to its form and character. In

view of the proximity of the Stokesley Business

Park, no employment allocation is proposed for

Hutton Rudby.

Allocation

7.5.12 One site is allocated for development in Hutton

Rudby, illustrated on the following Map S4.

However the Proposals Map must be consulted

as the definitive source of boundaries. The policy

allocating the site and setting out the definitive

source of the details of its development follows:



164

Map S4



165

HOUSING

Context1 This is a part brownfield and greenfield site. It

lies on the north western edge of Hutton Rudby,

adjoining housing to its west, east and south.

There is recreation land further to the west and

agricultural land to the north.


access from Garbutts Lane.

Development Requirements and Explanation3 This site will be developed at an approximate

density of 18 dwellings per hectare resulting in a

capacity of around 30 dwellings reflecting the

location of Hundale Gill, its location in a service

village and the character of the surrounding


housing required reflects Core Policy CP9






that that there was a need for all dwelling types

and rented accommodation in the Stokesley Sub

Area villages, with the greatest need being for

one to three bed units. The Parish Secondary

Housing Need Survey (October 2007) indicated

need for the affordable element to provide a

tenure mix of 50% social rent and 50% Low Cost

Home Ownership, comprising two and three

bedroom houses and bungalows. Therefore, it is

expected that the development will contribute

towards meeting these needs. However the

latest information at the time of development

should be used to inform the type, size and

tenure of housing development to meet local


5 The development layout must ensure unrestricted

access to the water main that runs outside and

adjacent to the boundary of the site. Hundale Gill

flows through the site and must be protected from

receiving excess run-off or discharges.

6 The developer will also ensure that the

development is designed to achieve a 20mph

zone within the site and includes a suitable

footpath link to the village centre.


the provision of footpath links to the nearby

recreation area and the village centre. The










SH5 NORTH OF GARBUTTS LANE,

HUTTON RUDBY (1.7 ha)



to:








iii. steps being taken to ensure that any

potential for increased flood risk from

Hundale Gill is prevented;

iv. provision of footpath links to nearby

recreation areas and the village centre;

and







166

Implementation8 This Site is identified for release in Phase 2 in

order to ensure the required provision for the

Stokesley Sub Area as a whole.


• it is close to village services and facilities;

• its development would link existing isolated

(affordable housing) development with the

nearby residential estate and village main body;

• there is no adverse impact on the form,

character and setting of the village;


7.6 SUMMARY OF ALLOCATIONS: STOKESLEY

SUB AREA


7.6.1 The overall implications of the Allocations made

in the Stokesley Sub Area in terms of housing

land supply are as follows:

• the Allocations will provide approximately 424

new homes within the Stokesley Sub Area in

the Service Centre and Service Village

settlements. This, in addition to 315




total provision during the plan period. This

slightly exceeds the former RSS* and Core

Strategy requirements set out in para. 7.1.1

above (728);

• out of the total of 424 in the Stokesley Sub

Area (2004-2026), approximately 314 new

homes are planned for Stokesley Town. In

addition to existing completions and

commitments (194), this means that total

provision in the Town for the plan period as a

whole is 508. This scale of provision

represents 69% (508 out of 739) of all

housing in the area. This means that

provision more than meets the Core Strategy

Policy CP6 in the Core Strategy requirement

that at least 2/3rd of the total housing

requirement for the Stokesley Sub Area

(2004-2026) should be in Stokesley Town;

• of the 315 permissions / completions in the

period April 2004 - March 2008, 288 dwellings

have been on brownfield sites (91%).

However, unfortunately only one of the sites

to be allocated for development in the

Stokesley Sub Area is on brownfield land.

This is due to the fact that Stokesley and the

associated Service Villages in the Sub Area

have limited brownfield opportunities. This

means that of the total of 739 dwellings,




167

40% are on brownfield land (compared to the

plan area target of 55%). Compensating for

this, developments in Northallerton and Thirsk

offer substantially more opportunities for

development on brownfield sites;



of the three phases for the Stokesley Sub

Area are set out in para. 7.2.1 above. In

Stokesley, as the Service Centre, and in the

Service Villages, the proposed phasing of

housing is set out below. This takes account

of 315 completions and commitments for the

period 1st April 2004 to 31st March 2008,

which is included within Phase 1. Given the

existing level of commitments, this implied

trajectory can be seen to be very similar to

the required three phases.


as follows:

Phase 1(2004-2016)


Stokesley SH1 100**

Great Broughton SH3 20

Total 435

Phase 2(2016-2021)


Stokesley SH1 113**

Great Ayton SH4 60

Hutton Rudby SH5 30

Total 203

Phase 3(2021-2026)

Settlement Site YieldStokesley SH2 101

Total 101


** Site SH1 is split across Phases 1 and 2

** Site SH1 is split across Phases 1 and 2



168

7.6.3 The table below shows how the proposals for

housing site allocations in the Stokesley Sub

Area (incorporating housing completions and



RSS* and the Core Strategy for the period

(2004-2026), as set out in para. 7.1.1:


Land proposed for employment purposes


employment development in the Stokesley Sub

Area (2005 – 2021) as 9 hectares. A further

requirement of around 6 hectares is needed in

the Sub Area.

7.6.5 Two sites are now allocated for development:

SE1 and SE2. Together these total

approximately 6 hectares, thus meeting the

identified need. Settlement 2004

-20162016-2021

2021-2026 Total

Stokesley (town) 294 113 101 508


272 107 107 486




Total outsideStokesley (town) 141 90 0 231


136 53 53 242

Sub Area Total 435 203 101 739



ALLOCATIONS - December 2010 - THIRSK


169

8. Thirsk Sub Area


8.1.1 The main Sub Area specific implications of the

Core Strategy for the Thirsk Area are as follows:

• Spatial Principle 1 identifies most of the

Thirsk Sub Area as being part of an Area of

Opportunity in order to reflect the scope for

development based on accessibility, scale of

existing facilities and relative lack of

development constraints. The Area of

Opportunity also includes part of the Bedale

Sub Area and the southern part of the

Northallerton Sub Area. Most housing and

employment development will take place

within this area;


define the sustainable settlements. Thirsk and

Sowerby are considered as one settlement in

the LDF.

Principal SCentreThirsk

(with Sow

Service ViCarlton M

Topclif

SecondVillage

BorrowDalton

KnaytoPickhiSessa

South KilviSouth

OtteringSutton-un

Whitestone

Principal Service Centre

• Thirsk (with Sowerby)

Service Villages

• Carlton Miniott

• Topcliffe

Secondary Villages

• Borrowby

• Dalton

• Knayton

• Pickhill

• Sessay

• South Kilvington

• South Otterington

• Sutton-under-

Whitestonecliffe



establish that the gross housing completion


• Policy CP6 places two requirements on the

scale of housing development in Thirsk:

- at least 51% of all housing in the District

needs to be in Northallerton and Thirsk

towns;

- at least two thirds of all housing in the

Thirsk Sub Area should be in the Thirsk

Service Centre.

Reconciling these two requirements to give a

working target for Northallerton and Thirsk

towns (by using the proportionate differences

in Sub Area totals between Northallerton and

Thirsk Sub Areas), this effectively gives a

minimum target of housing provision in

Thirsk town of:


dwellings in Thirsk Area to be “affordable”

(see Development Policy DP15 for definition);



Thirsk Area (out of 75 hectares in the District

as a whole). However, taking account of


Core Strategy estimates that only a further 13

hectares will need to be identified;

• Policy CP11 establishes the District-wide

principle that most employment development

will be encouraged to locate within Service

Centres – however in the case of Thirsk, it

recognises that if land cannot be identified in

the town of Thirsk, some development should

also be supported at Dalton Airfield (as will

development to meet the needs of existing

businesses);

• Policy CP12 supports the local economy and

specifically transport investment – in the

Thirsk area the proposed upgrading of the A1

to motorway standards north of Dishforth is

identified in the Development Policies DPD

by Policy DP16, which identifies the protected

route. Improvements to the access to Dalton

Airfield Industrial Park are also supported by

Policy DP16;


hierarchy, defining Thirsk as a Town Centre,

serving a wide rural catchment.



170

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Thirsk Area 954 406 406 1766


Phase 12004 - 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Thirsk Principal Service Centre

829 331 331 1491




171


Housing

8.2.1 The plan period for the LDF started on 1st April2004. In order to establish the outstanding need toallocate land for housing for the remainder of theplan period (to 2026), account needs to be taken ofcompletions to date (the most recent informationbeing available up to 1st April 2008), andoutstanding commitments (i.e. land with planningpermission for housing). All these commitmentshave been reviewed, in order to establish that theyare consistent with LDF policies, and are likely tocontribute towards meeting the housing land supply.The following table sets out the current position, andthe resulting residual requirement that needs to beidentified in this DPD in the first phase, 2004 – 2016:

8.2.2 The analysis in the rest of this Section advancesproposals which will meet the former RSS* andCore Policies CP5A and CP6 requirements for theSub Area – the first phase taking account ofcompletions and commitments as indicated in this table.


8.2.3 Policy CP10A identifies the target level foremployment development in the Thirsk Sub Areafor the period 2005 – 2021 as 18 hectares.Currently 5 hectares has permission - therefore,a further requirement of around 13 hectares isneeded in the Sub Area.

8.2.4 Core Strategy Policy CP11 (see para. 8.1.1)indicates that most development should beencouraged to be located in Thirsk – but if landcannot be identified there, some developmentwill also be supported at Dalton Airfield. Theproposals contained in section 8.4 identifyslightly in excess of the overall 13 hectaresrequirement for the Sub Area, and thus nofurther allocations are proposed at DaltonAirfield. In accordance with Policy CP11, supportwill nonetheless be given in principle (subject tothe resolution of all other LDF policies) tocontinued development at Dalton Airfield thatmeets the needs of existing businesses.






Thirsk (with Sowerby) 313 246 559

Principal Service Centre Total 313 246 559 minimum 270

Carlton Miniott 3 3 6

Topcliffe 3 10 13

Service Villages Total 6 13 19 maximum -1

Borrowby 3 1 4

Dalton 29 7 36

Knayton 0 1 1

Pickhill 2 2 4

Sessay 2 1 3

South Kilvington 2 0 2

South Otterington 0 1 1

Sutton under Whitestonecliffe 6 3 9


Others 20 27 47 0

Total 383 302 685 269




172

8.3 THIRSK SUB AREA:




delivery of the allocations for the Thirsk Sub

Area. The main elements are set out here, and

further details are provided in the supporting text

for each allocation or proposal. Annex 4 draws

these elements together to illustrate the















• A1 (T) Upgrading to Motorway:

Approximately 3 km of the A1 (T) north of the

Dishforth interchange forms part of the Thirsk

Sub Area boundary near Pickhill, 10 km from

Thirsk town itself. The A1 (T) is a route of

national importance linking the south of

England to the North East and Scotland. The

upgrading scheme is due to start in Autumn

2008 for completion in 2011. It is a major

capital project for the improvement of the

Strategic Road Network through North

Yorkshire, and as such is funded by the

Highways Agency.

• Improvements at Thirsk Station:

Thirsk Station is a popular ‘park and ride’

facility for residents of Thirsk working in York

to the south and Teesside to the north.

Further improvements to the parking and

circulation at the station are required and will

be funded by Network Rail and developer

contributions where appropriate. Other

improvements including extending the

platforms to permit more trains to stop will be

funded by Network Rail and rail operators

Transpennine Express and East Coast.

Sub Area Wide

• Improvements to the Sewerage and

Drainage Network and Transport Systems:

Developers will be required to provide, where

appropriate, necessary infrastructure

improvements. These will include

improvements to the sewer, drainage, utilities

and transport networks and may include

significant improvements benefiting a wider

area than the development site. Where

relevant, these improvements are identified in

the supporting text for each allocation or

proposal.

• School Places:


certain areas of the Thirsk Sub Area.










addressed.

South West Thirsk

• A168 Junction with B1448 Topcliffe Road:

The A168/A19(T) is also part of the Strategic

Road Network. It is recognised that the

existing junction of the B1448 and A168 is

inadequate. This proposal will enable traffic to

join and/or leave the A168 in both a northerly

and southerly direction and as such is an

integral part of the South West Thirsk Area



173

scheme (see Proposal TM2) to which it will

provide the main access. This highway

improvement is supported by both the

Highways Agency and North Yorkshire

County Council. The entire cost will be funded

by the developers of the South West Thirsk

Area. As well as providing the main access

route to South West Thirsk Area itself from

the Strategic Road Network, it is anticipated

that the new junction will have the added

benefit of relieving some pressure in Thirsk

Market Place by providing a more attractive

route to the A168, A19 and A1. The new

junction is therefore a major benefit of the

comprehensive development proposal that

the South West Thirsk Area represents and

its provision will be secured by a Section 106

Agreement to that effect.

• New Primary School:

The South West Thirsk Area (see Proposal

TM2) will generate significant demands for

extra school places, and the two existing

primary schools would be unable to cope. It is

therefore proposed to provide an additional

new school with seven classrooms as part of

the South West Thirsk Area. The school will

be funded by both NYCC and by developer

contributions based on pupil yield from South

West Thirsk. The school is another benefit of

this large-scale and integrated residential and

employment scheme. NYCC does not as yet

have a location confirmed for the school and

needs to undertake consultation and further

investigations but the site allocated in this

document would be suitable if that were

chosen.

Dalton

• Access improvements at Dalton Airfield:

The existing access to Dalton Airfield

Industrial Park is very substandard in that the

access road is liable to flooding. The junction

between Eldmire Lane and the A168 is also

inadequate. Core Strategy Policy CP11

accepts that existing businesses should be

allowed to expand at the Dalton Industrial

Park, and access improvements will require

consideration if significant expansion is to

take place. Consequently expansion projects

may be required to contribute to the funding

of the improvements to the road connection

through to the A168 in line with Development

Policy DP16.



smaller infrastructure works and schemes will be

required across the Thirsk Sub Area. Details of

these are included with the site specific

proposals. The smaller works will include projects

identified through the work of the Council’s

Community Planning Team. Implementation will

be achieved through developer contributions

arising from the development of smaller sites

allocated within the Thirsk Sub Area.



174

8.4 THIRSK (WITH SOWERBY) TOWN

Strategic overview

8.4.1 Thirsk/Sowerby is identified as a Principal

Service Centre within the Settlement Hierarchy

set out in Policy CP4 of the Hambleton Core

Strategy. The town has a wide range of

businesses, retail uses, schools, employment


8.4.2 Thirsk is located directly to the west of the A19,

to which there is good vehicular access. There is

also good access along the A168 to the A1 and a

train station 1 km to the west on the East Coast

Main Line. The Thirsk Service Centre consists of

two areas: Thirsk and Sowerby, which adjoin.

For the purpose of the LDF, the two are

considered as one settlement.

8.4.3 Key characteristics of Thirsk include:

• location of main facilities:These are generally in or close to the Market

Place, or along the streets that extend from

the Market Place. Just out of the centre on

Station Road is a Tesco superstore, which is

close to the largest leisure facility, the

racecourse, which generates a significant

number of visitors to the town. There are

three primary schools within the town, one to

the north and two within Sowerby. There is

also a secondary school in Sowerby. The

main sports facilities are located at the

racecourse off Newsham Road, and there is a

leisure centre/swimming pool to the south of

the Market Place. In addition there is a large

all weather playing surface which forms part

of the secondary school in Sowerby adjacent

to Gravel Hole Lane;

• location of main employment areas:In addition to the range of employment


area, there are two clusters of employment,

one to the south east of the town off York

Road, close to the A19 and one to the west

along Station Road. There is also a large

industrial site at Dalton, 8 km to the south

west;

• main environmental constraints:A large green corridor extends north/south

through the town, comprising the Holmes and

Sowerby Flatts alongside Cod Beck. It is

considered that this is an area to which

Development Policy DP10 applies. It is also

partially designated as a Site of Importance

for Nature Conservation (SINC) and largely

falls within the town’s Conservation Area. In

addition there are two Scheduled Ancient

Monuments: a moated site located to the east

of St Mary’s Church and Thirsk Castle to the

west of the Market Place;

• accessibility and infrastructure issues:From the town there is good access to both

the A19 and A1(M). There are also good

connections to the nearest town,

Northallerton, via the A168. By contrast,

there are traffic congestion and circulation

issues in and around Thirsk Town Centre,

particularly Station Road and the Market

Place. The train station at Carlton Miniott

provides regular Transpennine Express

services along the north/south main line but

public transport links between the Station and

the town could be improved;

• significant areas of brownfield land:Although there are a number of potentially

available brownfield sites within the existing

Development Limits, they are inadequate in

both size and number to satisfy the

anticipated housing requirement for the

settlement.


Thirsk (with Sowerby)

8.4.4. The strategic approach to development in Thirsk

(with Sowerby) reflects firstly the priority to use

the scattered sites within the built up area; and

secondly, a major mixed use scheme is

proposed on the south western edge of Sowerby

– described as the South West Thirsk Area.



175

8.4.5 The overarching justification for the south west

sector is as follows:

• this sector is capable of accommodating a

variety of uses including housing, employment,

and recreation;

• the areas to be developed are close to or abut

existing built up parts of Thirsk with Sowerby,

and development of these areas would respect

the existing form of the settlement;

• there is potential for phasing the release of the

areas for housing and other developments;

• the areas are within reasonable

walking/cycling distance of the Town Centre,

primary schools and the town’s secondary

school;

• the land is available for development over the

plan period to meet the need for phased

housing supply up to 2026.

8.4.6 In addition to the general advantages arising from

choosing the south west sector option, there are

specific benefits associated with the South West

Thirsk Area proposal, particularly a new

neighbourhood centre for Sowerby (which will

include shops, health and social facilities); a new

primary school; open space; and a much

improved junction with the A168, which not only

would give good access to the new development

but which would also provide a better route to the

A168 /A19 than driving through Market Place.

8.4.7 In comparison with the south western sector,

alternatives considered in developing the

approach to the development of Thirsk were

found to be less sustainable, because:

• to the north east of the town, development

would impact on the character of the open

countryside surrounding the town. This area

of the town is also affected by the flooding of

the Whitelass Beck as reflected in its

designation under the Environment Agency’s

Flood Zones 2 and 3. In addition it is some

distance from the only secondary school in

Thirsk at Topcliffe Road and would lead to

more car borne trips as a result;

• to the north west, development would have a

significant adverse impact on the character

and appearance of the landscape, and lead

to greater traffic impacts;

• to the south east, development would extend

the urban area beyond the containment of the

bypass into the open countryside which

would have a significant adverse impact on

the visual character of the area. There would

also be access difficulties associated with

development here.

8.4.8 During the preceding Preferred Options

consultation, the preferred area for housing and

employment development within the south

western sector was adjacent to Station Road,

rather than the area further south around

Topcliffe Road which is now subject of the South

West Thirsk Area proposal. This change in

approach has resulted from further consideration

of the merits of the two areas, and in particular

the responses received during consultation.

Concerns about development in the Station

Road area include the extent of existing

congestion on Station Road, and the probability

that development in this location would lead to

an unacceptable increase in road traffic; the

conclusion that Station Road itself is not fit for

extra traffic; and the likely greater environmental

impact of development in this area compared

with the South West Thirsk Area now proposed.

Allocations


development in Thirsk (with Sowerby) Town.

Summary Table T1 provides a full listing of all the

sites, and Map T1 illustrates the location of these

sites in the town. However, the Proposals Map


boundaries. The policies allocating the sites and

setting out the details of their development

follow.



176

Summary Table T1: Thirsk (with Sowerby)

Allocations


following sites:

HOUSING

TH1 Cherry Garth Care Home, Thirsk (0.6ha)

TH2 Depots, Station Road, Thirsk (2.84ha)

TH3 Rybeck Farm, Thirsk (1.5ha)

MIXED USES

TM1 Newsham Road, Thirsk (1.0ha)

TM2 South West Thirsk Area (52.6ha)

A Westbourne Farm (23.6ha)

B Cocked Hat Farm (13.0ha)

C West of Topcliffe Road (4.9ha)

D East of Topcliffe Road (3.3ha)

E Gravel Hole Lane (7.8ha)

EMPLOYMENT

TE1 Thircon, Thirsk (0.5ha)


TC2 Transport Interchange, Thirsk (1.2ha)

Detailed guidance on each allocation is set out in the following section.



177

Map T1



178

HOUSING

Context1 This site is currently in use as a residential care

home under the control of NYCC. A health centre

is located to the west, offices and swimming pool

to the east, retail and a housing redevelopment

site to the north and a bowling green/open space

(the Flatts) to the south.

Proposed Development2 The site will be developed for self-contained

homes for the elderly, with community facilities

and care/support, to be accessed off Chapel

Street.

Development Requirements and Explanation3 The need for this kind of elderly persons’

accommodation has been identified by NYCC

Adult and Community Services (Strategic

Development – Extra Care) as part of their

Strategy for Older People. This Strategy

recognises the ageing population of Hambleton

(as does the Hambleton Community Plan 2006-

2011) and the necessity to ensure the provision

of dwelling types appropriate to the specific

requirements of the elderly. In view of its central

location, this site is particularly suitable for the

provision of housing for elderly people (both

mobile and less mobile), being easily accessible

for residents and visitors and very close to the

shopping and other facilities of the Town Centre.

4 The high development density (80 dwellings per

hectare) reflects the need for small dwellings

required by 1 and 2 person elderly households.

The proportion of affordable dwellings required





5 Existing access onto Chapel Street is acceptable

but visibility to the west when leaving the site is

poor. The opportunity should be taken to improve

access, if possible to meet NYCC standards for

visibility splays as part of the proposed

redevelopment of this site and the adjoining

Hall’s Engineering works site. Improvements to

the Chapel Street/Westgate junction are also

required and would benefit both schemes.

Planning permission was granted in June 2008

for 7 dwellings on the Hall’s site and there is

clearly an opportunity to ensure redevelopment

of the two sites is properly integrated, including

access and junction improvements.

6 Infrastructure improvements will be secured by

developer contributions, including improvements

to the footpath links to the town centre,

improvements to drainage facilities and extensions

to the existing town centre CCTV system.

TH1 CHERRY GARTH CARE HOME, THIRSK

(0.6ha)



subject to:






ii. type of housing being elderly persons

extra care accommodation;

iii. temporary re-housing of the existing

residents during development;

iv. necessary infrastructure

improvements including footpath links

to the Town Centre, better drainage

facilities and enhancements of the

Town Centre CCTV being funded by

developer contributions; and

v. access arrangements meeting NYCC

requirements, including improvements

to the Chapel Street/Westgate junction.



179

7 The design of the scheme will need to address

the relationship between this site and the Flatts,

which is an attractive area of fields and

hedgerows and a Site of Importance for Nature

Conservation (SINC). Views both from the new

dwellings looking out over the Flatts and from the

public footpaths which cross them should be

taken into account in designing the development.

8 Development will need to take account of the

allocation’s location within Thirsk Conservation

Area and ensure that its character or

appearance is preserved or enhanced.

9 As this site is brownfield, the possibility of

contamination needs to be addressed by a

ground condition survey.

Implementation10 The site is available for development during

Phase 1, but closure and replacement of the

existing home for the elderly needs to be

handled sensitively, including temporary re-

housing of the existing residents. It will be

essential to liaise closely with the County

Council Adult and Community Services

(Strategic Development – Extra Care) in order

for the development of this site to proceed

satisfactorily.

Justification11 This Site is allocated because:

• it is a brownfield site, sustainably located

within close walking distance of the town

centre, with good access to public transport

services;

• its accessible central location means that it is

particularly suitable for the proposed use;

• it provides an attractive location for elderly

residents overlooking the Flatts open spaces

and nature conservation area.

TH2 DEPOTS, STATION ROAD, THIRSK

(2.84ha)



subject to:

i. ddevelopment being at a density of







needs;

iii. access to be taken from Racecourse

Mews;

iv. provision of appropriate junction

improvements with Station Road;


towards necessary infrastructure

improvements including footpath links

to the Town Centre and better drainage

facilities; and







180

Context1 This development proposal comprises three

linked adjacent sites, currently in B2/B8

manufacturing and storage uses. The

surrounding area is entirely developed, mainly

with housing.

Proposed Development2 This site will be developed for housing, with

primary access from Racecourse Mews.

Diagram TH2 illustrates how the site will be

developed.

Development Requirements and Explanation3 Because the site is an unusual shape, and

positioning of access roads restricts the number

of dwellings that could be built, the realistic

capacity of the site has been reduced by

applying a10 dwellings per hectare density to the

site overall, thus yielding around 30 units

(compared with a density of 40 dph, which would

otherwise have been appropriate given the

central location of the site, and which would have

yielded 100 or more units). The proportion of







that there was a demand for various types of

housing in the Thirsk Sub Area. In Thirsk with

Sowerby, there remained a desire for 2 and 3

bedroom houses. As the Depots site is within 5

minutes walk of the Town Centre, the location is

likely to be attractive to both older and young

person households wishing to have access on

foot or cycle to the many services and facilities of

the Town Centre. It is expected that the site will

deliver a mix of 2 – 3 bedroom flats and houses.





5 Existing site accesses are unsuitable. However,

an access can be formed from Racecourse

Mews if all three component sites are developed

together. A traffic assessment will determine the

precise form of improvements necessary.

6 An emergency link will be needed to serve up to

100 dwellings (both new and existing) from

Racecourse Mews because it is a cul de sac.

There are 48 existing dwellings accessed from

Racecourse Mews in addition to the 30 new

dwellings proposed on the Depots site so one

emergency link should suffice. However If the

number of dwellings served from Racecourse

Mews were to exceed 100, and this will depend

on the detailed scheme, a second full road link to

the highway network would be needed.

7 Developer contributions will be required to

supply necessary infrastructure, in particular the

provision of and improvements to footpaths and

cycleways to the Town Centre and Superstore,

and drainage facilities. The developer will be










8 As this is a brownfield site, the possibility of

contamination needs to be addressed by a

ground condition survey.

Implementation9 The site is proposed for development within

Phase 1 (up to 2016) as it is brownfield, in a

central location within Thirsk. However, the site

is complex, comprising land in three ownerships,

and has a very irregular shape. Although

assembly of the land is expected to be achieved

in the near future, these site complexities mean

the Depots site is likely to be developed towards

the end of Phase 1.



181

Diagram TH2

10 The Depots site was originally identified for

development in the Local Plan but little progress

towards implementation has been made.

Because there are three component parts to the

site, their shape is irregular, and access issues

need to be resolved, it will be essential for the

owners and their agents to work collaboratively

in order to bring forward this land for

development.

11 A comprehensive development scheme covering

all the component parts of this site will be

required, including a traffic impact assessment

for the area covering cumulative impacts, and

the establishment of arrangements for funding

the necessary infrastructure improvements.


• it is a brownfield site and can be developed

without prejudicing the form or character of

the settlement, as it is directly adjacent to

existing development on three sides;

• the site is within walking distance (400m) of

local services and facilities (primary school,

supermarkets etc);

• redevelopment for housing should improve

the amenity of the nearby residents as well as

contributing to improvement of the character

and appearance of the town.



182

Context1 This site is currently occupied by a farmhouse

and associated disused farm buildings. Housing

lies to the south and south west, and agricultural

uses to all other sides.

Proposed Development2 This site will be developed for housing, with

access from Stoneybrough Lane.

Development Requirements and Explanation3 A density of 30 dwellings per hectare is required

reflecting the location of this site at the urban

fringe of Thirsk. The proportion of affordable

houses required is fully in line with Core Policy







housing in the Thirsk Sub Area. In Thirsk with

Sowerby, there remained a desire for 2 and 3

bedroom houses. Therefore, it is expected that

this development will deliver mostly 3 bedroom

houses and some 2 bedroom dwellings as well.





5 The existing access from the A61 Stockton Road

and along Stoneybrough Lane is currently

unsuitable, but will be improved to an acceptable

standard.

6 Infrastructure improvements, to be funded by the

developer, will be necessary in particular to

resolve drainage issues and water supply. The










7 The location of Rybeck Farm requires that a

landscape scheme be implemented which

softens the effect of its development when

approaching Thirsk from the north.

TH3 RYBECK FARM, THIRSK (1.5ha)


development in Phase 2 (2016 – 2021),

subject to:








needs;

iii. provision of an improved access from

Stoneybrough Lane;


towards open space provision in the

locality, and towards other necessary

infrastructure improvements including

better drainage facilities and cycle and

footpath connections;





vi. provision of landscaping along the

northern boundary.



183

Implementation8 This site is available for development, subject to

access and the other infrastructure issues

including drainage being resolved and funded by

the developer. Although brownfield, it is included

in Phase 2 as it is at a greater distance from the

Town Centre than the Depots and Cherry Garth

sites and is accordingly less sustainable than

they are; Rybeck Farm is therefore included in

Phase 2 (2016 -2021).


• its development would form a logical extension

of the residential built up area in a part of

Thirsk which is already largely developed;

• although on the periphery of Thirsk, access to

the town’s facilities is possible by foot, public

transport and bicycle;

• it relates well to the modern housing estate to

the south;

• it is a brownfield site and its development

removes unattractive, unused and prominent

farm buildings;

MIXED USES

Context1 This site is in two halves, west and east of

Newsham Road at its junction with Station Road

and opposite the Tesco Superstore. The western

half adjoins the Thirsk Racecourse, is brownfield

and is very overgrown, and is part occupied by a

number of derelict workshops and sheds. The

eastern half is now occupied by the former Royal

Mail Sorting Office, Fire Station, Ambulance

Station, various business premises and a Chapel

of Rest. Owners and agents for these properties

have approached the Council about a

comprehensive scheme for redeveloping the

site, following internal reviews of their

operational requirements. Several of the

occupiers will need relocating as part of the

scheme – in particular, GSM Graphic Arts,

whose premises are on the eastern side of the

site overlooking Castle Garth, would need to be

relocated before their land could be made

available. The Newsham Road site is located at

the western edge of the Town Centre.

TM1 NEWSHAM ROAD, THIRSK (1.0ha)

This site is allocated for

retail/leisure/office uses, subject to:

i. access being taken from Newsham

Road;

ii. highway improvements to the Station

Road/ Newsham Road junction;

iii. improvement of pedestrian links to the

Market Place via Castle Garth and

alongside Newsham Road;


providing other necessary

infrastructure improvements including

better drainage facilities; and

v. high quality design and layout.



184

Proposed Development2 The site will be developed for office, leisure

and/or retail uses.

Development Requirements and Explanation3 The Hambleton Town Centres Study identified

this site as having potential for a discount food

store/non food retail/ commercial leisure or office

development. It occupies a prominent position, at

the edge of, but within the Town Centre

boundary for Thirsk as defined under

Development Policy DP20.

4 Relocation of the present businesses/activities,

which wish to continue in operation will be

necessary if this development is to go ahead.

The extent to which they can be found

accommodation in the locality will of course

depend on their particular requirements and the

availability of sites and buildings, however no

problems are foreseen at this time.

5 Access both for customers’ cars and service

vehicles must be from Newsham Road.

Assuming the present alignment of Newsham

Road remains (subject to junction

improvements), both halves of the site could be

developed in a two storey block with the building

at the front of the site and parking to the rear.

6 Development proposals for this area will be

required to ensure that the adjacent scheduled

monument Thirsk Castle and its setting will not

be adversely affected.

7 Infrastructure improvements will also be secured

by developer contributions, including

improvements to footpaths along Newsham

Road and links to the town centre via Castle

Garth and extensions to the Town Centre CCTV

system.

8 The site is in a very prominent location when

approached either from the west along Station

Road or from the east where Station Road bends

sharply to the north. The Council therefore looks

for a high quality design solution.

Implementation9 The part of this site west of Newsham Road is

available for immediate development; indeed the

Lidl discount supermarket chain received

planning permission for a new outlet here in

September 2008. The eastern part requires

further work on assembly, but there is interest

from both developers promoting comparison

goods retail development and from the owners of

the sites.


• it is a sustainable location on the edge of the

Town Centre and close to the Market Place;

• development of this site could improve the

character and appearance of this part of

town, both on entering the Town Centre from

the west but also on leaving the Town Centre

in the direction of the Racecourse;

• it has good commercial potential, lying

directly opposite Tesco and having good

visibility from Station Road (A61) from both

directions;

• it is within easy walking distance from the

Primary Retail Area and the Market Place via

Castle Garth;

• it meets an identified requirement for additional

retail/office/commercial development as set out

in the Town Centres Study.



185

Context1 The South West Thirsk Area is open greenfield

land on the south western edge of Sowerby,

prominent on the approach towards the town

from the A168. It is in arable use, containing

2 farmhouses with farm buildings. The area is

bounded by residential areas to the east; Green

Lane to the north; the East Coast Main Line

railway to the west and Topcliffe Road (B1448) to

the south, with further arable land beyond.

2 The individual site components of this scheme

(see Diagram TM2) are identified as follows:

3 TM2A Westbourne Farm

This greenfield site, currently in agricultural use,

is located to the south of Green Lane, to the

south-west of the Saxty Way and Cocked Hat

Park areas, and north of Topcliffe Road (B1448);

TM2 SOUTH WEST THIRSK AREA (52.6ha)

This area is identified as a strategic site

for mixed development, comprising the

following uses:

Site A: Westbourne Farm (23.0ha)

Allocated for housing development at a

density of approximately 40 dwellings per

hectare, resulting in a capacity of around

920 dwellings (of which a target of 40%

should be affordable); for development in

Phase 1 (up to 2016), Phase 2 (2016-2021)

and Phase 3 (2021-2026);

Site B: Cocked Hat Farm (13.0ha)

Allocated for employment (Use Classes

B1 business, B2 general industrial and B8

storage and distribution);

Site C: Neighbourhood Centre (4.9ha)

Allocated for neighbourhood centre,

comprising retail, leisure and associated

uses such as a health centre;

Site D: East of Topcliffe Road (3.3ha)

Allocated for primary school use;

Site E: Gravel Hole Lane (7.8ha)

Allocated for community uses, including

recreation/community park and

allotments.

Development will be subject to the

following requirements, to be achieved

where necessary through developer

contributions:

i. type and tenure of housing to meet the


ii. formation of an improved junction of

the B1448 and A168, permitting north-

south movements;

iii. improved foot and cycle access to the

Town Centre / Topcliffe Road and to

retail facilities on Station Road and the

Thirsk Railway Station;

iv. improved public transport links along

Topcliffe Road to serve the

development;

v. provision of a new primary school;

vi. provision of a community park and

allotments;

vii. provision of structural landscaping and

high quality design and layout;

viii.drainage to be achieved through a

Sustainable Urban Drainage Scheme

(SUDS) including on-site storage; and

ix. contributions from the developer






186

4 TM2B Cocked Hat Farm


is located to the south of Green Lane and

adjoins the East Coast Main Line which forms

the western boundary of the site. To the south is

arable land running down to Topcliffe Road;

5 TM2C Neighbourhood Centre


is located to the south-west of Sowerby and

north of Topcliffe Road (B1448);

6 TM2D East of Topcliffe Road

This greenfield site lies south west of Sowerby,

with its western boundary formed by Topcliffe

Road (B1448). To the north is the Gravel Hole

Lane site and to the south is farm land stretching

down to the A168;

7 TM2E Gravel Hole Lane

This greenfield area is located south west of

Sowerby. Its western boundary is formed by

Topcliffe Road (B1448); to the north lies Thirsk

Secondary School and all-weather pitch; to the

south west is the remaining portion of the South

West Thirsk Area, East of Topcliffe Road. Part of

TM2E is a former gravel working as the name

suggests; later the working was tipped and

restored to agriculture.

Proposed Development8 The South West Thirsk Area TM2 will be

developed through a substantial comprehensive

mixed use scheme, including housing;

employment; a neighbourhood centre comprising

retail, food establishments and social and health

facilities; a new primary school; and other local

amenities such as a community park including

allotments and structural landscaping. Diagram

TM2 below provides an indicative explanation of

how the area will be developed in terms of broad

land uses.

Development Requirements and Explanation9 This is the main allocation proposed for the

Thirsk Sub Area. A scheme of this size inevitably

generates a number of development

requirements that are described here, and

illustrated on Diagram TM2. The developer will










10 TM2A Westbourne Farm

Housing (Site TM2A) is proposed to be at a


which is appropriate to the South West Thirsk

Area location, on the edge of the town.

However, it is likely that residential densities will

vary across the site, and particularly around the

proposed Neighbourhood Centre densities

should be more than 40 dwellings per hectare.








housing in the Thirsk Sub Area and particularly in

the Villages where there was pressure for

bungalows and flats. In Thirsk with Sowerby,

there remained a desire for 3 and 5 bedroomed

houses and bungalows. While there was

generally no shortage of small dwellings, agents

still report some appetite for town centre living,

especially apartments.



187

12 Therefore, it is expected that development will

deliver a range of 2, 3, 4 and 5 bedroom houses

and some flats in order to satisfy the diverse

requirements of the local community. However,

the latest information at the time of development

should be used to inform the type and tenure of



13 TM2B Cocked Hat Farm

Employment related development (13 hectares

in total) will be developed on Site TM2B. The

employment development is anticipated to be

split between 8 hectares of industrial and

storage/distribution uses (B2 and B8), and 5

hectares offices and commercial uses (B1). This

split reflects the conclusions of the Economic

Development Study which seeks to diversify the

District’s economic base and provide a variety of

employment opportunities for its residents.

Should there be no need for B2 or B8, other

suitable employment uses (excluding town

centre uses) may be acceptable. The close

juxtaposition of employment (Site TM2B) and

residential development (Site TM2A) is most

sustainable, helping to cut down on car journeys

to work. The emphasis will be on providing high

quality jobs to meet the priorities of Development

Policy DP16 for higher skilled and growth sector

jobs. The B2/B8 uses will be located alongside

the heavily planted edge of the East Coast Main

Line and separated from the housing areas by

high quality landscaping and B1 office/

commercial development.

14 TM2C Neighbourhood Centre

A new neighbourhood centre (Site TM2C) will be

developed, comprising retail, leisure and social

facilities, including possibly a health centre.

Pedestrian and cycle access will be included as

part of the overall layout for the South West

Thirsk Area. There will be parking and servicing

facilities too, and a hard and soft landscaping

scheme to provide an attractive neighbourhood

facility.

15 TM2D East of Topcliffe Road

The South West Thirsk Area will generate a need

for more primary school places to the extent that

a new seven classroom school will be required,

to which the developers will be required to make

a substantial financial contribution. NYCC do not

as yet have a location confirmed for the school

and need to undertake consultation and further

investigations. Site TM2D would be suitable if

that were chosen, but at this stage it is also

possible that a site north of Topcliffe Road in the

major housing allocation TM2A may be selected

instead.

16 TM2E Gravel Hole Lane

The extra housing will necessitate additional

open space provision. Provision will be made on

Site TM2E for community uses, including playing

fields, a recreation or community park and

allotments/community gardens.

17 Vehicular access is available onto Topcliffe Road

in two locations: adjacent to Cocked Hat Farm

and near to the junction with Gravel Hole Lane.

There is also potential for a future road link

through to Station Road if the need arises and

this is shown indicatively on Plan TM2. The

Council expects the new road layout for South

West Thirsk to allow for this possible link. Green

Lane East will provide improved pedestrian and

cycle routes to the Town Centre and other retail

development off Station Road.

18 A full multi-directional intersection between

Topcliffe Road (B1448) and the A168 to the

south of Thirsk will be provided, to be funded

through developer contributions. This new

access will assist traffic circulation in the town

by offering a much better link with the A168 to

the south, and thereby minimising the number of

vehicles travelling northwards through the

Market Place wishing to access the A19 part of

the Thirsk Bypass.



188

19 Structural landscaping will be provided along the

northern, western and southern peripheries of

the development in order to soften its impact on

the landscape, particularly when viewed from

outside the site looking in. A similar approach is

required in order to reduce the visual impact for

residents of properties in Gravel Hole Lane,

Cocked Hat Park and Saxty Way. Structural

landscaping together with high quality design

and layout will make this development an

attractive and sustainable urban extension to

Thirsk.

20 Surface water drainage will be dealt with by a

SUDS, such as balancing ponds as part of the

open space system for the South West Thirsk

sites.

21 Suitable opportunities to maximize

sustainable/renewable energy generation should

be taken as part of the South West Thirsk Area

proposal, which because of its size offers good

opportunities in particular for Combined Heat

and Power (CHP).

22 The site as a whole should be archaeologically

evaluated prior to the submission of a planning

application as this area has been identified within

the Historic Environment Record (HER) as

having potential for prehistoric remains.

Implementation23 With regard to phasing, the development of the

housing areas will need to be aligned with the

phasing requirements of the LDF in general and

in particular the 3 housing phases (Phase1: up to

2016; Phase 2: 2016 – 2021; and Phase 3:

2021- 2026). The 3 phases of dwelling

completions (190; 350; 385) are likely to be

controlled by planning conditions attached to any

planning permission granted and will enable

housing need as it arises during the plan period

to 2026 to be matched by housing provision.

24 An implementation plan is essential for a scheme

of this size, and will address various issues not

just the phasing of housing but also such

fundamental matters as the phased installation

of infrastructure (roads, sewers and so on), and

the direction of development. Particularly

important regarding major schemes is the active

engagement of public utility providers from an

early stage. The implementation plan is likely to

be based on the conceptual diagram for the

South West Thirsk Area (see Diagram TM2

below). In this respect, the fact that the land is

largely in one ownership will ease

implementation.

Justification25 This area is appropriate for a comprehensive

mixed use scheme because:

• it will improve access to and from the A168

(strategic highway network);

• Auto-Link has indicated that there would be

significant benefits in terms of emergency

access and highway safety as a result of

improved access with the A168 in this

location;

• this area is capable of accommodating a

variety of uses including housing,

employment, and recreation, forming a most

sustainable development;

• the land to be developed is close to or abuts

existing built up parts of Sowerby, and

respects the existing form of the settlement;

• there is potential for phasing the release of

the land for housing and other developments,

to provide for short, medium and long term

development requirements;

• the land is within reasonable walking/cycling

distance of the Town Centre and primary and

secondary schools, and development would

improve these routes and provide for public

transport access;

• there are specific community benefits,

including a proposed neighbourhood centre for

Sowerby, education, health and social facilities.



189

Diagram TM2



190

EMPLOYMENT

Context1 This vacant site lies to the south of Thircon

Engineering Works, adjacent to the roundaboutjunction with the A19 and A168.

Proposed Development2 The site will be developed for offices, warehousing

or another production unit for Thircon (metalfabricators). Should there be no need for B2 or B8,other suitable employment uses (excluding towncentre uses) may be acceptable.

Development Requirements and Explanation3 Because the site abuts a roundabout on the

A19/A168, access must be at a minimum safedistance along York Road and away from theroundabout. The existing Thircon access,

upgraded as necessary, is likely to be the most suitable.

4 A high quality building and landscaping scheme

will be required to maximise the potential of this

prominent gateway site, on the main approach to

Thirsk from the A19/A168. A SUDS is required

with on site storage to regulate the flow.

Implementation5 The site is expected to be developed by Thircon

in compliance with the above requirements, but

could equally be developed by another business.


• it is located adjacent to existing employment

development and could provide for the

expansion of that industrial/business activity;

• development of this site would present an

opportunity for a high quality scheme on a

very prominent site at an important gateway

to the town;

• the site is located within walking and cycling

distance of the Town Centre and is accessible

by public transport;

• development would not adversely impact

upon the existing highway network and it

enjoys very good access to the strategic

highway network (A19/A168).

TE1 THIRCON, YORK ROAD, THIRSK (0.5ha)


(B1, B2 or B8), subject to:

i. a suitable access being constructed

from York Road (A170);

ii. provision of landscaping; and

iii. high quality design.



191

Context1 This site is located to the west of Thirsk Railway

Station and lies to the east of Carlton Miniott.

The East Coast Main Line bisects the existing

Thirsk Railway Station. Currently there is car

parking on both sides of the East Coast Main

Line although it is very limited on the western

side and is unofficial. There are visibility issues in

particular regarding the access to the car park on

the eastern side of the station at the junction with

Station Road. There is an area of unused land to

the west of the East Coast Main Line which has

the potential to be used for additional car parking.

Proposed Development2 The site will be developed for transport

interchange facilities as part of a package of

improvements for the station as a whole. These

will provide cycle parking, bus stops, a taxi rank,

a pick up and set down area, short and long stay

parking, an improved public transport ticket and

information centre and passenger facilities

including refreshments and toilets.

Development Requirements and Explanation3 Improved bus access to the station (and including

bus shelters) will be required in liaison with NYCC

Highways and bus operators to make the

transition between bus and rail more convenient

and therefore more attractive to users.

4 Higher quality, secure and covered cycle parking

facilities close to station entrances will also be

required, to provide priority access to the most

sustainable forms of transport.

5 A dedicated taxi rank at the Station will be

provided with covered waiting areas, clearly

separate from the car parking provision to

minimise the level of traffic congestion at the

station entrances and exits.

6 A ”PickUp/SetDown” zone for cars, with limited

stop times to minimise disruption to traffic flows

in the area, will also be provided.

7 An increase in car parking spaces will be

provided for both short and long term parking as

rail usage increases.

8 Improvements will be made to existing

passenger information and ticket office facilities.

These facilities will display connection

information, bus and rail times and signposting

facilities (eg. Taxi rank, cycle parking, bus stops,

and car parks).

9 Improvements to catering, waiting and toilet

facilities will also be provided in a covered

environment.

10 Access to all parts of the Interchange facilities

must be suitable for wheelchair users and in

addition are to comply with ‘Secured by Design’

standards. Suitable lighting and safety measures

will be required.

TC2 TRANSPORT INTERCHANGE, THIRSK

(1.2ha.)

This site is allocated for a public transport

interchange, comprising pedestrian,

cycle, bus, taxi, and short and long stay

car parking facilities as well as a pick up

and set down area, an improved ticket and

information centre and passenger

facilities, including refreshments and

toilets, subject to:

i. improvements to pedestrian and

vehicular access being agreed with

NYCC Highways;

ii. priority access being given to the most

sustainable modes of transport; and

iii. high quality design and landscaping



appearance of development on site.



192

Implementation11 Vehicular access to the site will need to meet the

requirements of NYCC Highways both in terms

of cars, buses and pedestrians. The Council will

work closely with NYCC, Network Rail and bus

and train operators, Sustrans, Coast to Coast

(C2C) and disability action groups to provide

facilities which meet the needs of passengers.

12 Funding for these developments will be sought

from organisations such as Network Rail, East

Coast, TransPennine Express, NYCC and

Sustrans. There may also be other sources of

funding available at a regional level as the

development and improvement of public

transport is strongly encouraged in the former

Regional Spatial Strategy*.

13 Management of the facility will be through a

partnership between Network Rail and bus and

rail operators who use the Interchange facilities.

Justification14 This site is allocated because;

• as an existing facility, it is an excellent

location to provide improved public transport

connections within Thirsk and Sowerby and

the surrounding area;

• further development of the site will not

adversely affect the form and character of the

settlements;

• the development of Interchange facilities will

encourage the use of more sustainable

modes of transport and help to reduce the

level of road traffic congestion.




193

8.5 THIRSK SUB AREA SERVICE VILLAGES

8.5.1 The Core Strategy defines Carlton Miniott and

Topcliffe as the Service Villages in this Sub Area.

These villages are promoted as the main

location of services to supplement those

provided in Thirsk (with Sowerby). Policy CP6

states that new housing will be supported in the

designated Service Villages at a level

appropriate to the needs of the local



in the two Service Villages in the Thirsk Sub Area

has been to:



close to the existing services within the

village;



character of the settlement;


• being more sustainable in terms of access to

and support for existing services and facilities

within the settlement;



1. CARLTON MINIOTT

Strategic overview

8.5.4 Carlton Miniott at its nearest point is located

approximately 1.8 km west of Thirsk and there is

a cycleway link to Thirsk along Station Road.

The village is served by a regular bus service to

the Market Town and has a train station that

provides links to York to the south and

Northallerton, Darlington and Middlesbrough to

the north and beyond.

8.5.5 Key characteristics of Carlton Miniott include:

• location of main facilities:Carlton Miniott has a number of local

services, including a post office and

convenience store, 2 public houses, non food

retail outlets, playgroup, primary school,

public hall, 2 churches, youth club and a

sports ground. A Tesco superstore is located

within easy reach of the village on the

outskirts of Thirsk, which is accessible by

foot, cycle or by bus;

• location of main employment areas:Employment areas are located to the east of

the village alongside the railway line. Further

employment sites are located a few hundred

metres toward Thirsk (over the railway), and

within Thirsk itself;


constraints in Carlton Miniott. However, there

is one area of land with drainage problems,

but there are no threats of flooding from local

water sources. There is a large area of open

agricultural land in the middle of the village

that is considered important as a green

wedge separating the two sections of the

village and which includes wildlife ponds to

the north;

• accessibility and infrastructure issues:Carlton Miniott is located along the A61,

which links with the A1 to the west and the

A19 (through Thirsk) to the east. The village

is also served by a frequent train service from

the station located at its eastern end;


land available within Carlton Miniott.



194

The approach to development in CarltonMiniott

8.5.6 The strategic approach to development inCarlton Miniott reflects the adopted CoreStrategy CP6 which states that only limiteddevelopment to meet local needs is appropriatein Service Villages (such as Carlton Miniott).Within the village itself, the priority is to use siteswithin the built up area, located close to existingservices and facilities. In this way, the limitedamount of new building proposed will keep thecharacter of Carlton Miniott and integrate betterwith existing development. This approach willhave the following main benefits:

• the impact of development within CarltonMiniott will be less significant on the form andcharacter of the settlement;

• providing development on allocated siteswithin Carlton Miniott will achievesustainability in terms of access to theexisting services and facilities and publictransport within the settlement;

• development within Carlton Miniott willprovide local affordable housing in an areawhere the need for such housing will continueduring the LDF period and will also supportexisting local services and facilities.

8.5.7 By comparison, alternatives considered indeveloping this approach were less sustainable.A number of sites put forward for development inCarlton Miniott were either poorly located interms of access and sustainability, were subjectto a number of constraints relating to developabilityand deliverability, or would have adversely affectedthe form and character of the village, for example,by encroaching more on the green wedgeseparating the two halves of Carlton Miniott.

Allocation

8.5.8 One site is allocated for housing development inCarlton Miniott, illustrated on the following MapT2. However, the Proposals Map must beconsulted as the definitive source of theboundaries. The policy allocating the site andsetting out the details of its development follows:

Map T2



195

HOUSING

Context1 Carlton Miniott is a linear settlement alongside

the A61 and is divided into two distinct parts by agreen wedge in the middle of the village. Thissite lies on the eastern side of the wedge and tothe south of a lake and woodland comprisingCarlton Miniott lake and caravan park. To theeast is a mainly modern residential developmentnorth and south of Ripon Way, whilst immediatelyadjacent to the south and south east boundariesis terraced housing including Manfield Terrace.


from Ripon Way.

Development Requirements and Explanation3 The density of 30 dwellings per hectare is

appropriate for this site which is on the edge ofCarlton Miniott and also allows for access andparking requirements to be met. The proportionof affordable houses required reflects theprovisions of Core Policy CP9 and will be subjectto negotiation and, if necessary, the outcome ofeconomic viability assessment at the time ofmaking a planning application.

4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicatedthat there was a demand for various types ofhousing in the Thirsk Sub Area and particularly inthe Villages, where there was pressure forbungalows and flats. In Thirsk with Sowerby,there remained a desire for 2 and 3 bedroomhouses. It is expected that development on thissite will deliver a range of 2, 3 and 4 bedroomhouses and possibly bungalows. However, thelatest information at the time of developmentshould be used to inform the type and tenure ofhousing development to meet local needs inaccordance with Policy DP13.

5 Access will be taken from Ripon Way, asManfield Terrace is unadopted and very narrowwith little prospect of improvement and itsjunction with the A61 Station Road is also verysubstandard.

6 Tree cover is an attractive feature of this site andis to be retained as much as possible with fellingrestricted to providing access through the site.

7 Developer contributions will be sought to providenecessary improvements to the land drainagesystem particularly on the northern part of thesite and also to ensure appropriate recreationprovision on or off site. The developer will berequired to make financial contributions towardsthe provision of additional school places andhealth care facilities in the local catchment areaif evidence from the education and healthauthorities at the time of the proposeddevelopment demonstrates that the developmentwill result in a deficiency. Contributions will beadministered by the education and healthauthorities respectively.

TH5 RIPON WAY, CARLTON MINIOTT (1.2ha)

This site is allocated for housing for

development in two phases: the northern

part of the site (24 dwellings) in Phase 2

(2016 - 2021), and the southern part of the

site (12 dwellings) in Phase 3 (2021 –

2026), subject to:








needs;

iii. access being taken from Ripon Way;

iv. necessary infrastructure improvements

(drainage in particular) being funded by

developer contributions; and





Implementation8 The housing units will be provided in two stages:

24 dwellings in Phase 1 and 12 in Phase 2

achieved through a planning condition to that

effect in order to secure a supply of new

dwellings consistent with housing need as it

arises during the LDF period.


• development would not have a significant


Carlton Miniott;

• it represents a logical extension of the settlement;

• development would have little impact on the

green wedge which separates and defines the

two parts of the village.

2. TOPCLIFFE

Strategic overview

8.5.9 Topcliffe is located approximately 8 km to the

south of Thirsk, with excellent access onto the

A168 leading to the A1 (M) to the west and A19

to the east. The large Dalton Airfield Industrial

Estate is located 2 km to the south east of

Topcliffe.

8.5.10 Key characteristics of Topcliffe include:

• location of main facilities:Topcliffe has a number of local services,

including a post office and convenience store,

2 public houses, playgroup, primary school,

public hall, 2 churches, youth club, sports

ground and children’s play area;

• location of main employment areas:Dalton Airfield Industrial Estate is located 2

km to the south east. There is a bus service

along this route. The centres of both Thirsk

and Ripon are easily accessible by bus.

Topcliffe lies within close proximity of

Alanbrooke Barracks located 3 km to the

north;

• main environmental constraints:

There are no significant environmental

constraints in Topcliffe but the village is

largely within a Conservation Area;

• accessibility and infrastructure issues:Topcliffe is located within easy access of both

the A1 (M) and A19. Regular bus services link

the village with the larger towns of Thirsk and

Ripon;


land available within Topcliffe.

The approach to development in Topcliffe

8.5.11 Although locations for development within

Topcliffe were considered (and proposed) during

the development of the plan, further information

indicated that the land is not likely to be available

for development at any time during the plan

period. No other suitable sites have been

identified. Limited development may be expected

to take place on infill or redevelopment sites

within Development Limits or on exception sites

in the case of affordable housing. Given that

there is no specific necessity to provide for an

allocation in Topcliffe, to meet housing

requirements in terms of scale or distribution in

the Thirsk Sub Area, no allocations are proposed

in Topcliffe.



196



197

8.6 THIRSK SUB AREA SECONDARY VILLAGES

8.6.1 Opportunities for development within the

proposed boundaries in these settlements are

likely to be very limited with the exception of

Dalton which is considered below. As Policy CP6

of the Core Strategy indicates, allocations for

housing will only be advanced in exceptional

circumstances in the Secondary Villages.

DALTON

Strategic overview

8.6.2 Dalton has been designated a Secondary Village

within the adopted Core Strategy. However, it is

recognised that a large redundant brownfield site

is a cause for concern with local residents as it

has stood empty for several years, causes an

adverse visual impact upon the character and

appearance of the village, and has little prospect

of re-use for employment. Policy CP6 recognises

that in exceptional circumstances, such as at

Dalton, housing land may be allocated within

Secondary Villages. In designating Dalton as a

Secondary Village, it is recognised that there is a

lower level of service provision than in the

Service Villages. However Dalton is within close

proximity to Topcliffe, which is accessible via

public transport and can provide all of those

services that are not available within Dalton.

8.6.3 Dalton is located approximately 3.4 km to the

east of Topcliffe with regular public transport to

Thirsk and Topcliffe. The large Dalton Industrial

Estate at the former Dalton Airfield is located 3

km to the south west.

8.6.4 Key characteristics of Dalton include:

• location of main facilities:has a number of local services, including a

post office (with store), 2 public houses, petrol

filling station, public hall, 2 churches, sports

ground and play area;

• location of main employment areas:The large industrial estate located at the

former Dalton Airfield is 3 km to the south-

west. The centres of both Thirsk and Ripon

are easily accessible by bus;


constraints in Dalton, however Eldmire

Bridge, on the approach to the village from

the A168 to the west falls within flood zones

2 & 3;

• accessibility and infrastructure issues:Dalton is located within easy access of both

the A1 (M) and A19. Regular bus services link

the village with the larger towns of Thirsk to

the north and Ripon to the west;

• significant areas of brownfield land:The former Turkey Factory is a significant

brownfield site totalling 4.2 hectares.

The approach to development in Dalton

8.6.5 As set out in para 8.6.2 above, Dalton is

classified as a Secondary Village and in

compliance with the adopted Core Strategy the

Council would not therefore seek to make

allocations for development within Dalton.

However, there are exceptional circumstances at

Dalton which justify some land being allocated

for housing at the former Turkey Factory site.

There are 2 primary reasons for arriving at this

conclusion: firstly, to ensure the removal of these

buildings and use and secure appropriate

redevelopment as the redundant Turkey Factory

blights the village; and secondly there is

otherwise little prospect of the factory’s re-

occupation.



198

Allocation

8.6.6 The following site is therefore allocated for

housing development in Dalton, illustrated on the

following Map T3. However, the Proposals Map




Map T3



199

HOUSING

Context1 The former Turkey Factory site is located in a

prominent position on the edge of the village

opposite the village hall along Willow Bridge

Lane. The entire Turkey Factory site (of which

TH4 is the southern portion) consists of several

large industrial buildings in a variety of

conditions, which are fenced off from the road for

public safety and site security.

Proposed Development2 This site (TH4) will be developed for housing.

Development Requirements and Explanation3 The southern portion (TH4) of the former Turkey

Factory site will be redeveloped for housing with

public open space in the form of a village green

provided to its south. The density of the housing

required (at least 25 dwellings per hectare) is less

than the recommended Government Guidance

minimum figure of 30, but reflects the need to

ensure that the overall redevelopment scheme

for the whole of the Turkey Factory site is viable.



housing in the Thirsk Sub Area and particularly in

the Villages where there was pressure for

bungalows and flats. It is expected that

development on this site will deliver a range of 2,

3 and 4 bedroom houses and possibly

bungalows. However, the latest information at


inform the type and tenure of housing


with Policy DP13.

5 The northern-most building of the Turkey Factory

site will be re-used for employment purposes as

it is smaller and easily refurbished. The central

portion of the Turkey Factory site will be

redeveloped for high quality business/commercial

(B1) units with a landscaped buffer between it

and the proposed housing and to the rear.

Remaining areas of the Turkey Factory site

outside the Development Limits will be restored

to agricultural use.

6 A separate access to the employment use at the

northern end of the site will be retained; the open

space area will be accessed by footpath from the

new residential area as well as the footpath

along the road side.

7 The 30 dwellings will be a mix of 4/5 bedroom

housing for sale, together with 12 affordable

dwellings consisting of four 1 bed apartments,

seven 2 bedroom houses and one 3 bedroom

house, based on an up to date housing needs

survey for Dalton.

TH4 FORMER TURKEY FACTORY, DALTON

(1.2 ha)

This site is allocated for housing in Phase

1 (up to 2016), subject to:






ii. re-use of the remainder of the factory

site for B1 office/commercial uses and

associated landscaping with the open

space area to the south of the site

designed to provide a central green

focal point to the village;

iii. a commuted sum for creation and

maintenance of open space; and







200

8 A landscaping scheme will be required for the

whole Turkey Factory site including both land on

its eastern boundary and the proposed village

green to the south of the site. The developer will










Implementation9 Implementation of this scheme is likely to be

undertaken by the existing developer/owner; the

new areas of open space will be laid out by the

developer and be subject to a commuted sum for

maintenance.

Justification10 TH5 falls within Phase 1 as it is an unused

derelict brownfield site, which should be

developed prior to alternative greenfield sites

because of the exceptional circumstances of this

site in terms of land reclamation and the need to

offset substantial ongoing costs with little prospect

of removing this substantial eyesore otherwise.

11 It is unlikely that the buildings will be brought

back into use for employment purposes due to

their poor condition and the potential cost

implications of redevelopment to modern

standards.

12 This site is allocated for housing because:

• it is a prominent problem site which requires

clearance and redevelopment for housing;

• local residents have supported housing

development on the part of the Turkey

Factory site nearest the village;

• additional benefits from the development will

be areas of landscaping and open space

including one at the heart of the village and

also the provision of new local employment

opportunities.



201

8.7 SUMMARY OF ALLOCATIONS: THIRSK SUB

AREA


8.7.1 The overall implications of the preceding

proposals on the Thirsk area in terms of housing

land supply are as follows:

• the Allocations will provide approximately

1111 homes within the Thirsk Sub Area in the

Service Centre and Service Village

settlements. This, in addition to 685




provision during the plan period. This very

slightly exceeds the former RSS* and Core

Strategy requirements set out in para. 8.1.1

above;

• out of the total of 1111 in the Thirsk Sub Area

(2004-2026), approximately 1045 new homes

are planned for Thirsk (with Sowerby) Town.

In addition to existing completions and

commitments (559), this means that total

provision in the Town for the plan period as a

whole is 1604. This scale of provision

represents 89% (1604 out of 1796) of all

housing in the area. This means firstly that

provision more than meets the Core Strategy

Policy CP6 requirement that at least 2/3rd of

the total housing requirement for the Thirsk

Sub Area (2004-2026) should be in Thirsk

(with Sowerby) Town. Secondly however this

high proportion is necessary to meet the

other requirement of Policy CP6, that at least

51% of all development in the whole LDF

plan area should be concentrated in the two

Principal Service Centres of Northallerton and

Thirsk;

• in that respect, together with proposals in

Northallerton town (for approximately 1987

dwellings), taking into account (and

including) completions and commitments for

the period April 2004 – March 2008, the

proposals advanced here would mean that

55% of all housing in the LDF area would be

located in the two towns of Northallerton and

Thirsk (3591 out of a total of 6540

dwellings (2004-2026)). This therefore

accords with the Policy CP6 requirement;

• these proposals utilise as much brownfield

land for development as possible.

Approximately 38% of total development in

the Thirsk Sub Area (commitments,

completions and allocations) will be on

brownfield land – which is below the District

target of 55%. This is largely due to the need

for major strategic peripheral development in

Thirsk (with Sowerby) to meet housing

requirements. Such development will

inevitably be on greenfield sites;



of the three phases for the Thirsk Sub Area

are set out in para. 8.1.1 above. In Thirsk, as

the Service Centre, and in the Service

Villages, the proposed phasing of housing is

set out below. This takes account of 685

completions and commitments for the period

1st April 2004 to 31st March 2008, which is

included within Phase 1. Given the existing

level of commitments, this implied trajectory

can be seen to be very similar to the required

three phases.




202


as follows:

8.7.3 The following table shows how the proposals for

housing site allocations in the Thirsk Sub Area

(incorporating housing completions and



RSS* and the Core Strategy for period (2004-

2026), as set out in para. 8.1.1:


Land proposed for employment purposes


employment development in the Thirsk Sub Area

for the period 2005 – 2021 as 18 hectares.

Outstanding commitments total 5 hectares,

therefore 13 hectares of additional land need to

be allocated within the Thirsk Sub Area.

8.7.5 Allocations TM2B (13.0ha) and TE1 (0.5ha)

provide for 13.5 hectares of land for employment

uses and there is scope for employment uses on

site TM1 (up to 1.0ha), which therefore achieves

(and slightly exceeds) the Sub Area requirement.

For the reasons indicated in para. 8.2.4, given

this adequacy of supply, and reflecting Core

Policy CP11, no new allocations are proposed at

Dalton Airfield.

Phase 2(2016-2021)


Thirsk (with Sowerby) TH3 45

Thirsk (with Sowerby) TM2 350**

Carlton Miniott TH5 24***

Total 419

Phase 3(2021-2026)



Carlton Miniott TH5 12***

Total 392


*** Site TH5 is split across Phases 2 and 3** Site TM2 is split across Phases 1, 2 and 3


2016-2021

2021-2026 Total

Thirsk/Sowerby (town) 829 395 380 1604


829 331 331 1492




Total outsideThirsk/Sowerby (town) 156 24 12 192


125 75 75 275

Sub Area Total 985 419 392 1796


Phase 1(2004-2016)





Dalton TH4 30

Total 985


ALLOCATIONS - December 2010 - SUMMARY


203

9. Summary: Scale, Distribution and Timing of Allocations for the

Whole Plan Area

9.1 FORMER RSS*, CORE STRATEGY AND

DEVELOPMENT POLICIES DPD CONTEXT

9.1.1 The role of the Allocations DPD within the LDF is to

allocate specific areas of land (and to define

Development Limits), to meet the development

requirements of Hambleton for the period to 2026.

A number of considerations need to be taken into

account in determining what this means and how

this should be achieved, including following both

national and regional guidance. Section 2 (and

Annex 3) describes the principles involved in site

allocation in detail. The most important amongst

these principles is to deliver the requirements of the

former RSS* and the LDF Core Strategy. As para.

2.4 indicates, this Allocations DPD is designed to

be in general conformity with the former RSS* (as

revised in May 2008), and also in conformity with

the Core Strategy (approved in April 2007). The

allocations made in the Allocations DPD must

therefore reflect the scale and distribution of

development required by both former RSS* and

Core Strategy. The Development Policies DPD is

also relevant in a number of respects, but in

particular in terms of achieving housing on

brownfield land, considered in paras. 9.2.5 – 7

below, and in defining Development Limits.

Housing scale and distribution

9.1.2 The overall scale of housing required in

Hambleton, taking account of the context

provided by the revised former RSS* is explained

in Section 2, paras. 2.4 – 9. The distribution of

this total to each Sub Area is guided by Core

Policy CP5A. Taking account of the adjustments

necessary to accord with former RSS* (May

2008), para. 2.10 explains how the Sub Area

apportionments are achieved. For each Sub Area

and each Phase, and utilising the defined targets

from RSS and the Core Strategy, and the

proportions established by the Core Policy, the

precise requirements are as follows (expressed

in numbers of dwellings for which land needs to

be provided, for each of the time periods):

9.1.3 The distribution of development within each Sub

Area is also guided by the Core Strategy. Policy

CP4 establishes the sustainable settlement

hierarchy, identifying Service Centres, Service

Villages and Secondary Villages. Policy CP6

establishes that in each Sub-Area at least two

thirds of new housing will be concentrated in its

Service Centre, and that at least 51% of housing

development should be in the Principal Service

Centres of Northallerton and Thirsk. Applying

these principles to the scale of housing identified

in para. 9.1.2 establishes target minimum levels

of development for each of the Service Centres

as follows:

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Bedale 553 217 217 987

Easingwold 553 160 160 873

Northallerton 1172 507 507 2186

Stokesley 408 160 160 728

Thirsk 954 406 406 1766

Sub AreasTotal 3640 1450 1450 6540

Phase 12004

– 2016

Phase 22016

– 2021

Phase 32021

– 2026 Total

Bedale 368 145 145 658

Easingwold 368 107 107 582

Northallerton 1027 409 409 1845

Stokesley 272 107 107 486

Thirsk 829 331 331 1491

Service Centres Total 2864 1099 1099 5062


In the case of Northallerton and Thirsk, these

targets would achieve both requirements (ie. two

thirds of all their Sub Area totals, but also 51%

together of all the District development) – a

working principle is used here which assumes

that their respective shares (of the 51%) are

proportionate to the overall scale of development

in each of their Sub Areas.

Employment development scale and distribution

9.1.4 Core Policy CP10A identifies the overall scale of

development required in each Sub Area – as a

sub-division of the District total established in

Core Policy CP10. In hectares, this establishes

the following requirements for each Sub Area:

9.1.5 The distribution of employment development

within the Sub Area is also guided by the Core

Strategy: although less specific in terms of

proportions of development than for housing, the

Core Strategy through Policy CP11 requires that

most new employment development should be

concentrated in the Service Centre, and that in

the Service Villages opportunities for small-scale

development to meet local needs will be

supported.

204



Bedale 20

Easingwold 8

Northallerton 20

Stokesley 9

Thirsk 18

Hambleton Total 75

9.2 SCALE AND DISTRIBUTION OFALLOCATIONS: COMPARISON WITH RSS,CORE STRATEGY AND DEVELOPMENTPOLICIES DPD REQUIREMENTS

9.2.1 Within each Sub Area Section, a summary ispresented of the proposals for housing andemployment, in relation to former RSS* and CoreStrategy requirements. This Section draws thisanalysis together – Tables 1 to 5 followingidentify the scale of housing allocated, incomparison with former RSS* and Core Strategyrequirements set out in paras. 9.1.2 – 3 above,for each of the Sub Areas of Bedale, Easingwold,Northallerton, Stokesley and Thirsk. Table 6combines this information for Hambleton District(LDF Plan area) as a whole.

9.2.2 It can be seen that in each case the scale anddistribution of the Allocations achieve a veryclose relationship to the overall total targetsestablished for each Sub Area, and for theDistrict, in each phase. In terms of thedistribution of development within each SubArea, the percentage of the proposals within theService Centre is shown within the Table – and

in each case exceeds the 66% requirement set byCore Policy CP6. The proportion of developmentproposed in Northallerton and Thirsk towns(indicated in Table 6) at 54.3% is in excess of the51% requirement also set by Policy CP6.

9.2.3 In these terms, it is clear that the Allocationsreflect very closely the targets set by theformer RSS* and Core Strategy, and thusshould help to secure the level anddistribution of housing sought by the formerRSS* and Core Strategy. Section 10:Managing Delivery sets out how the Councilwill monitor and manage the delivery of theallocations to ensure former RSS* and CoreStrategy targets are met.

9.2.4 It should be noted that the scale of developmentproposed in the Allocations DPD relates solely toland proposed to be allocated (or developmentwhich has already been completed since 2004,or is a commitment): it does not make anyallowance for “windfall” development (ie.proposals accepted on land which is notallocated). This reasoning and implications ofthis approach is explained in para. 2.17 above.

205






206

Settlement

Phases Total1

(2004-2016)2

(2016-2021)3

(2021-2026)All sitesExisting

commits& comps

Newsites

Totalsites New sites New sites

Bedale (town) 140 271 411 172 180 763

Former RSS* & Core Strategyrequirement (minimum) - - 368 145 145 658

Service Villages 67 40 107 85 15 207

Secondary Villages 28 0 28 0 0 28

Other Villages 18 0 18 0 0 18

Total outside Bedale 113 40 153 85 15 253

Former RSS* & Core Strategyrequirement (Maximum) - - 185 72 72 329

Sub Area Total 253 311 564 257 195 1016

Former RSS* & CS total requirement - - 553 217 217 987

Table 1: Bedale Sub Area

Percentage in Service Centre = 75.1

Settlement

Phases Total1

(2004-2016)2

(2016-2021)3


commits& comps

Newsites


Easingwold (town) 261 90 351 130 105 586





Total outside Easingwold 206 0 206 30 45 281


Sub Area Total 467 90 557 160 150 867


Table 2: Easingwold Sub Area





207

Settlement

Phases Total1

(2004-2016)2

(2016-2021)3


commits& comps

Newsites


Northallerton (town) 640 382 1022 500 465 1987





Total outside Northallerton 97 68 165 0 42 207


Sub Area Total 737 450 1187 500 507 2194


Table 3: Northallerton Sub Area


Settlement

Phases Total1

(2004-2016)2

(2016-2021)3


commits& comps

Newsites


Stokesley (town) 194 100 294 113 101 508





Total outside Stokesley 121 20 141 90 0 231


Sub Area Total 315 120 435 203 101 739


Table 4: Stokesley Sub Area

Percentage in Service Centre = 68.7 * Please see Paragraph 1.2 for the current position regarding the former RSS.



208

Settlement

Phases Total1

(2004-2016)2

(2016-2021)3


commits& comps

Newsites


Thirsk (town) 559 270 829 395 380 1604





Total outside Thirsk 126 30 156 24 12 192


Sub Area Total 685 300 985 419 392 1796


Table 5: Thirsk Sub Area


Phases Total1

(2004-2016)2

(2016-2021)3


commits& comps

Newsites


Service Centres 1794 1113 2907 1310 1231 5448





Total outside Service Centres 663 158 821 229 114 1164


District Total 2457 1271 3728 1539 1345 6612


Table 6: Hambleton District

Percentage in Service Centres = 82.4

Percentage in Northallerton and Thirsk = 54.3* Please see Paragraph 1.2 for the current position

regarding the former RSS.



209

Achievement of the brownfield land target for

housing

9.2.5 Another important consideration in determining

which land should be developed for housing is

the need, reflecting Government guidance

contained in PPS3 (Housing), to use brownfield

land (previously developed sites) before never-

developed greenfield sites, wherever possible.

Reflecting this principle, Development Policy

DP12 establishes a target for the District that

55% of all development should be on brownfield

land. This target was based on work originally

undertaken by the Council (the Urban Potential

Study), and incorporated in the Regional

Assembly’s submitted former RSS* for Public

Examination. The approved former RSS* (May

2008) does not contain local targets, but

provides a regional target of 65%, and advises

that in accordance with PPS3, LPAs should set

local targets themselves.

9.2.6 Against this context, Table 7 shows for each Sub

Area and for the District as a whole the

proportions of housing on the Allocations made

in this DPD, together with existing completions

and commitments – which would be on

brownfield or greenfield land.

9.2.7 It can be seen that development of the

Allocations, taken on their own, would be likely to

result in a District-wide proportion of

development on brownfield land that is 45.5% –

ie. some way below the target of 55% which is

included in the Development Policies DPD.

Two observations must be made about this

situation:

1. as discussed in para. 2.17, the Allocations

made in this DPD do not include any

allowance for windfall developments,

reflecting Government guidance.

Nonetheless, windfall proposals will come

forward (as they always have), and many are

likely to be judged acceptable against the

relevant LDF Policies. This would apply, for

example, to all development proposals

beneath the threshold size of 0.3ha (or less

than 10 dwellings) that has been set for

practical purposes in developing the

Allocations DPD. It is considerably more

probable than not that the future windfall

developments which are found to be

acceptable will be on brownfield rather than

greenfield land. For comparison, over the

recent past (2000/1 – 2006/7), 65% of all

windfall housing completions have been on

brownfield land. Moreover, this has been a

rising trend, with the most recent data for

2006/7 showing 81% of all windfall

developments being on brownfield land

(Source: AMR 2007). LDF policies direct

development to “urban” locations within

Development Limits, and seek to protect

open land with amenity benefits. Windfall

developments often result from the ceasing of

particular uses (eg. employment sites), which

by definition would constitute brownfield sites.

Thus in practice, the proportion of

development on brownfield land which

actually transpires is likely to exceed the

proportion of brownfield land contained in the

Allocations. This proportion will be monitored

and the results published in the Annual

Monitoring Report;

2. Perhaps of greater importance, in terms of

the approach taken in formulating the

Allocations DPD, which is to identify the most

appropriate land to be allocated for

development, there are no significant areas of

brownfield land consistent with the Core

Strategy (over the Plan’s working threshold),

which have not been advanced for

development. This was fully demonstrated in

the details of all sites considered but rejected,

during the preparation of the Allocations DPD.


Achievement of the Core Strategy

employment land requirements

9.2.8 Table 8 demonstrates that the Allocations identify

a level of land for employment purposes that

equals or exceeds the requirements set for each

Sub Area by the Core Strategy.

Table 8: Employment Land Proposals (hectares)



210

Table 7: Brownfield/Greenfield Proportions

Existingcommitments& completions

New SiteAllocations Total

BEDALE

Brown 194 (77%) 380 (50%) 574 (56%)

Green 59 (23%) 383 (50%) 442 (44%)

Total 253 763 1016

EASINGWOLD

Brown 381 (82%) 60 (15%) 441 (51%)

Green 86 (18%) 340 (85%) 426 (49%)

Total 467 400 867

NORTHALLERTON

Brown 577 (78%) 382 (26%) 959 (44%)

Green 160 (22%) 1075 (74%) 1235 (56%)

Total 737 1457 2194

STOKESLEY

Brown 288 (91%) 10 (2%) 298 (40%)

Green 27 (9%) 414 (98%) 441 (60%)

Total 315 424 739

THIRSK

Brown 595 (87%) 155 (14%) 750 (42%)

Green 90 (13%) 956 (86%) 1046 (58%)

Total 685 1111 1796

HAMBLETON

Brown 2035 (83%) 987 (24%) 3022 (46%)

Green 422 (17%) 3168 (76%) 3590 (54%)

Total 2457 4155 6612

Bedale 17.0 5.0 22.0 20.0

Easingwold 2.0 6.0 8.0 8.0

Northallerton 6.0 14.4 20.4 20.0

Stokesley 3.0 6.0 9.0 9.0

Thirsk 5.0 13.5 18.5 18.0

Hambleton 33.0 44.9 77.9 75.0

Exist

ing co

mm

itmen

tsNe

w Al

locati

ons

Total

prop

osed

Core

Stra

tegy

Requ

irem

ent

ALLOCATIONS - December 2010 - MANAGING DELIVERY


211

10. Managing Delivery

10.1 The main agents for the delivery of the

allocations in this DPD will be developers

(advancing specific proposals for planning

permission) and the District Council as Local

Planning Authority in consultation with local

communities, particularly the Town and Parish

Councils and the Local Strategic Partnership

(LSP) Area Groups.

10.2 In addition to responding to planning

applications, the Local Planning Authority needs

to take proactive action in the management of

delivery to ensure that throughout the life time of

the DPD the delivery of land to meet its key

policy objectives remains on track.

10.3 The Council provides quarterly updates on

development to its Performance Clinics which

are summarised in an Annual Monitoring Report

(AMR) on all development and the Council

maintains a Strategic Housing Land Availability

Assessment which is annually updated. The

Council also periodically undertakes a local

Employment Land Review. In addition the

Council will undertake an annual land

owner/developer survey of all allocated sites to

review progress on development of their sites.

The information received will be assessed

annually and will form the basis of an annual

update in the AMR.

Housing

10.4 The managed release of housing through a

planning policy is set out within Policy DP11 of

the Development Policies DPD and the

allocations must be delivered in accordance with

this policy. In order to ensure a continuous 5

year supply of developable land in accordance

with PPS3, every year the Council will draw

down from the subsequent phase additional

allocated sites into the current phase providing a

continuous up-to-date rolling programme of a

deliverable 5 year land supply.

10.5 The number of sites brought forward will depend

upon the number of allocated dwellings

completed and the actual amount and type of

development achieved on each site. It will also

be influenced by the amount of windfall

development achieved during the year (which

contributes to the overall supply) and by any

significant problems in the delivery of the current

5 year phase sites, likely to adversely affect the

assumptions and aims of the DPD.

10.6 The additional sites, drawn down from the

subsequent phase, will be selected by Sub Area

in accordance with the criteria set out in this

DPD for selecting and prioritising sites, informed

by the responses from the developers to the

annual housing site developer questionnaire.

10.7 This DPD allocates sites for 16 years, from the

date of adoption, therefore, the Council does not

envisage that it will be necessary to identify

additional reserve or alternative sites as a

contingency for any shortfall. However, in the

unlikely event that the above methodology is

unable to resolve an identified housing site

shortage the Council would then consider if a

selective review of the LDF was necessary to

identify new sites.

10.8 In the event of economic recovery and house

building rates returning to the peaks seen in

recent years then it is possible that the supply

from windfall development in any given year

would mean that the Council may not need to

draw down additional sites to ensure a rolling 5

year supply. It is highly unlikely, but nevertheless

possible, that a return to boom house building

rates would mean supply started to exceed the

planned requirements. In this case the Council

would look to implement an interim housing

management policy to throttle back supply and

manage delivery by Sub Area in accordance with

the key Spatial Principles of the Core Strategy.

212


ALLOCATIONS - December 2010 - MANAGING DELIVERY

Employment

10.9 In the case of employment land the former RSS*

is far less directive. This DPD allocates sufficient

employment land to provide long term provision

of employment land over the whole period of the

plan. Employment land is allocated at the scale

of land proposed in the Core Strategy and to

ensure flexibility, choice and enable economic

development; employment sites are not phased.

10.10 The Council will work with key economic

providers to proactively promote and monitor the

development of the allocated sites for economic

development.

10.11 In the event that the Annual Monitoring Report or

the updated local Employment Land Review

indicating that there has been an over provision

of employment development with evidence of

adverse effects upon the Key Spatial Principles

of the Core Strategy or former RSS* policies for

the economy, then the Council would introduce

an interim employment land management policy

to throttle back the supply of employment land by

Sub Area in accordance with the key Spatial

Principles of the Core Strategy.

Strategic Sites Contingency

10.12 Within the Area of Opportunity in the Principal

Service Centres of Northallerton and Thirsk

strategic site allocations have been made to

bring forward major mixed use developments

and to address key infrastructure requirements.

The Council has undertaken, with the developers

of these sites, significant investigative work to

ensure that these sites are achievable and

deliverable and that all development constraints

and issues are known and have been factored

into the phasing and development programmes

of the sites.

10.13 However, in the unlikely event of an unexpected

significant deliverability problem occurring with

either site which would prevent the delivery and

phasing of the development anticipated in this

DPD, then the Council will look to draw forward

later phases of the other strategic development

site. Hence, should significant problems arise

with North Northallerton then the Council would

draw forward Phases 2 and 3 of South West

Thirsk as necessary to remedy the shortfall. If

South West Thirsk should encounter significant

problems then the Council would draw forward

Phases 2 and 3 of North Northallerton as

necessary to remedy the shortfall. Although

these two sites are in different Sub Areas they

are both within the Area of Opportunity and the

Council considers that the scale of strategic

objectives that these sites deliver justifies the

approach outlined and will ensure that

development continues to be concentrated on

the Principal Service Centres.

10.14 Only in the event of both strategic sites failing

would the Council consider it necessary to look

for a review of the LDF and interim measures

beyond the framework of this adopted DPD.


ALLOCATIONS - December 2010 - ANNEX 1


213

ANNEX 1

POLICIES IN THE HAMBLETON DISTRICT WIDE LOCAL PLANREPLACED BY THE ALLOCATIONS DPD

Policy District Wide Local Plan Title

L1 Development Limits

All the Hambleton District Wide Local Plan

policies covering site allocations lapsed on

27 September 2007 and they are no longer part

of the Development Plan. Policy L1 was saved

by Government direction, together with 12 other

policies, until superseded by the Development

Policies DPD and the Allocations DPD. With the

adoption of the Development Policies DPD on

26 February 2008 the only remaining Local Plan

policy, being replaced by the Allocations DPD, is

Policy L1.



214

ANNEX 2

COMMUNITY VIEWS

1. The current planning system requires that local

planning authorities should involve the

community from an early stage in preparing

Local Development Frameworks, in order to

achieve local ownership of and legitimacy for the

policies. This is known as ‘front loading’. Local

authorities should, thereafter, involve the

community continuously using techniques

appropriate to various parts of the community.

How consultation is to be undertaken by

Hambleton District is set out in the Statement of

Community Involvement.

2. The Council is committed to involving all of the

District’s communities, including ‘hard to reach

groups’, in preparing the new framework.

3. By ‘front loading’, it is hoped to achieve

consensus on essential issues early on in the

process. Where consensus is difficult to achieve,

front loading still allows participants to

understand each other’s positions and to try and

negotiate agreed solutions. It is accepted

though, that some issues may well have to be

resolved through an independent examination.

4. Extensive consultation has already been

undertaken by the Council on several occasions

– the Key Issues (March-April 2003), the Core

Strategy Issues and Options, (April-May 2005),

the Core Strategy Preferred Options (July-

August 2005), and the Statement of Community

Involvement (December 2004, April 2005 and

July 2005). Thereafter, consultation took place

on the Development Policies Issues and Options

in September-October 2005 and in January-

February 2006 on the Development Policies

Preferred Options. All these earlier consultations

provided very useful inputs into the subsequent

stages of preparing the Local Development

Framework for Hambleton. Regarding this

Allocations Development Plan Document, 2

rounds of consultation have taken place, at the

Issues and Options stage (October-November

2005) and the Preferred Options stage (October-

November 2007).

5. Consultation requirements have recently been

reviewed by government and two stages of

consultation on each Development Plan

Document – at the Issues and Options stage and

thereafter the Preferred Options stage – are no

longer required. However, local planning

authorities retain discretion about the number of

stages at which to engage the public in the lead

up to the submission of Development Plan

Documents.

6. The change in regulations concerningcommunity consultation occurred during June2008, by which time the Council had alreadyfollowed the original requirements forconsultation at both Issues and Options andPreferred Options stages. This Annex, therefore,summarises the main responses to theAllocations Issues and Options and PreferredOptions Consultations, both of which havecontributed very significantly to the AllocationsSubmission document. A brief outline is providedof the methods used in each round ofconsultation as well. A full report on the Issuesand Options consultation is available from theCouncil and may also be found on the Council’swebsite: www.hambleton.gov.uk/ldf

ISSUES AND OPTIONS CONSULTATION -OCTOBER/NOVEMBER 2005

7. Copies of the Allocations Issues and OptionsReport were circulated upon request toapproximately 230 individuals and organisationsrecorded in the Hambleton Local DevelopmentFramework List of Consultees. The list includes“specific consultation bodies” such as theYorkshire and Humber Regional Assembly andGovernment agencies like the Highways Agency.In addition, a large number of “generalconsultation bodies” were consulted representingvoluntary groups, ethnic minorities, religiousgroups, disabled people and businesscommunity representatives. Forty nine of theconsultees replied and in addition a further 839responses were received from individuals(mostly) and organisations not included withinthe original list of consultees.

215



8. A feature covering the Allocations Issues and

Options consultation was included in the

Council’s free newspaper, Hambleton News,

which is distributed to more than 38,000

addresses in the District. Over 700 people

attended either a mobile exhibition as it toured

the Service Villages or day exhibitions in the

Market Towns and about 170 people took part in

evening meetings also held in the Market Towns.

Finally, the consultation documents and

questionnaires were made available on the

Council’s web site.

CONSULTATION RESPONES – MAIN ISSUES

9. The results of this consultation had clear

implications for the selection of the Allocations

Preferred Options and the rejection of others. A

summary of the main issues raised is presented

here and a fuller report is set out in the

Allocations Consultation Statement. The

summary is structured around the Allocations

Issues and Options Reports prepared for each of

the 5 Market Town Sub Areas. For the most part,

the responses to the consultation were inevitably

site specific as the whole purpose of the

Allocations Issues and Options Report was to

seek comments about option sites that were put

forward from a variety of sources such as land

owners, agents, consultants, Parish Councils

and also some sites put forward by Hambleton

Council itself. The questionnaires used for this

consultation also raised more general issues

about the numbers of dwellings required, the

amount of employment land needed, whether

existing development limits should be amended

and so on, for each of the Sub Areas. The plan

period was changed by Government after the

Issues and Options consultation from “up to

2021” to “up to 2026” for housing purposes. As a

result of the extension of the plan period, more

dwellings will be required and that must be borne

in mind when considering responses in relation

to housing requirements.

BEDALE SUB AREA

10. Altogether 124 questionnaires were returned for

the Bedale Sub Area; 33 for Bedale with Aiskew;

30 for the Service Villages; 45 for Secondary

Villages and 16 for Other Settlements.

Bedale with Aiskew

11. Regarding the need for new homes and

employment land, nearly every respondent

favoured less than 500 dwellings up to 2021 and

less than 9 hectares of land for employment

purposes. The most popular housing sites were

in Aiskew, generally backing on to the

Wensleydale Railway, while sites in the centre of

Bedale were usually less so. However, one of

the proposed housing sites, 004/01 Wilberts

Farm, attracted significant opposition as well as

support from respondents. The Abattoir site at

Aiskew (004/05) was the most favoured for

employment purposes whereas sites at south

Bedale off Masham Road (011/03a-d) were

particularly unpopular. The Bridge Street site

(011/09) was rated most preferred for business

and also for shopping. The south Bedale sites

were considered the most appropriate for

recreation use. In answer to the question about

any other possible sites for allocation, several

were put forward for residential development.

The same south Bedale sites were thought to be

unavailable as was land at the Bedale Golf

Course entrance. Asked if they had any other

comments, 23 respondents replied about a wide

range of sites but particularly the very unpopular

south Bedale sites.

12. Development Limits were felt strongly not to

need amendment.

216



Bedale Service Villages

13. Crakehall and Leeming Bar accounted for over

two-thirds of the responses (22 out of 30).

Regarding housing needs, Crakehall residents

thought up to 50 new dwellings should be

provided as compared with Leeming Bar

respondents who favoured no new housing at all.

Strong opposition was expressed about a

housing site outside the village boundaries on

the northern edge of Crakehall. In Snape,

opinions were divided about new housing sites,

especially the Hares Works Site 135/02. The

limited replies from Tanfield were unanimous in

supporting a site within the Development Limits

(Site 170/10 Station Yard) and resisting one

outside (The Cliffe, Site 170/01).

14. Development Limits in general were considered

not in need of amendment except for Crakehall

where opinions were more varied. There was

little enthusiasm for allocating sites for any other

uses in any of the Service Villages.

Bedale Secondary Villages

15. Only Kirkby Fleetham (27) and Scruton (14)

returned significant numbers of questionnaires

(41 out of 44); most of the Kirkby Fleetham

respondents favoured less than 10 new

dwellings but no opinion was expressed about

the numbers of new dwellings in Scruton.

Affordable Housing attracted little interest; Kirkby

Fleetham replies did, however, identify 3 sites as

unsuitable for such housing. Amendments to

Development Limits were not very popular

amongst Kirkby Fleetham residents, whereas

Scruton respondents were more evenly balanced

in their opinions.

16. Sites for other uses attracted interest in Kirkby

Fleetham, particularly for playing facilities.

Bedale Other Villages

17. Great and Little Fencote produced over half the

16 responses with 1 each from a further 6

villages. Most Fencote respondents were in

favour of 10 dwellings or less; by contrast

Gatenby Parish Council suggested 25 to 30

dwellings. Regarding sites for new housing,

Fencote replies identified one in particular at

Kirkby Fleetham Lane but opposed 2 others at

The Hatchery and Churchyard. Opinions

amongst Fencote respondents were narrowly

divided about amending Development Limits.

Only Fencote respondents replied about other

uses – a burial ground and another public house

were suggested.

EASINGWOLD SUB AREA

18. A total of 154 questionnaires were returned from

the Easingwold Sub Area; 20 from Easingwold

itself; 43 from Service Villages; 89 from

Secondary Villages; and 2 from the Other

Settlements.

Easingwold

19. The estimated need for additional housing in

Easingwold varied from less than 250 to more

than 1,000 with the majority favouring less than

250. Employment land requirements were put at

20 hectares or more by nearly half the

respondents, while the others supported less

than 9 hectares, again quite a variation. When

asked about sites for new housing, there was no

strong preference but sites 041/20 West of

Easingwold and 041/23 West of Hagg Lane were

both proposed and opposed. Employment sites

in general did not attract strong interest either for

or against. Respondents supported sites for

recreation and leisure in the south east of

Easingwold (Sites 041/02; 041/06 and 041/43

Stillington/York Road, 041/15 Ward Trailers, and

041/24 North of Stillington Road) but not strongly

so. In addition to the option sites, respondents

were asked to suggest any other sites that they

wanted to be considered. Of the few who

answered, most suggested additional housing

sites. Regarding sites thought by respondents

not to be available, Sites 041/29 and 041/30

land to the west of Hagg Lane and 041/07 North

of Easingwold were considered to be unavailable

for housing purposes, particularly because of

poor access.

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20. Development Limits were not seen by the

majority of respondents to need amendment.

When asked to comment generally on the option

sites, a number expressed concern about

retaining the character of Easingwold by not

allowing much more development.

Easingwold Service Villages

21. Most of the responses from the Service Villages

about the need for new homes were in favour of

some development during the plan period

although there were significant variations in

numbers of dwellings. The question about the

choice of new housing sites produced answers

which were often very critical of some sites

(particularly Site 141/03 South of South Back

Lane in Stillington) whereas support for sites was

more muted. In Stillington, nearly half of the 23

respondents thought there were better sites than

those they were consulted on by the Council. In

Brafferton/Helperby, Sites 063/03 and 063/04

East and West of Back Lane were objected to as

were some of the sites at Husthwaite.

22. There were significant variations between the

Service Villages regarding Development Limits;

Stillington replies favoured amendment as

compared with Brafferton/Helperby and

Husthwaite replies which wanted to retain them

unamended. Sites for other uses sparked some

interest in Brafferton/Helperby but not in the

other three Service Villages.

Easingwold Secondary Villages

23. Tollerton generated a surprising number of

responses – 64 as compared with 20 from

Easingwold itself, a much larger settlement –

and the majority of them favoured less than 15

dwellings although one respondent wanted 75

dwellings. Replies from the other Secondary

villages were generally very restrictive except for

Linton on Ouse whose Parish Council proposed

100 dwellings. Three sites in Tollerton, including

162/02b North east of Kyle Close and 162/04

North west of Back Lane, were considered

suitable for affordable housing and attracted

substantial support although a significant

minority opposed any affordable housing at all.

There was much objection to 7 specific sites

being used for affordable housing in Tollerton,

mainly for access reasons. Huby was similar in

that there was strong feeling against the Site

070/06 South of Gracious Street. Both Tollerton

and Huby respondents were alike in being very

opposed to amending Development Limits with

only Alne and Linton on Ouse in favour. Which

new sites to allocate for other uses clearly

interested a number of Tollerton respondents

who put forward ideas for recreation uses and a

GP’s surgery amongst other things.

Easingwold Other Villages

24. Two responses were received from Myton on

Swale and Newton on Ouse. Both respondents

wished to see very little new housing and no

sites were preferred for housing either. As for

Development Limits, the Myton reply was in

agreement with amending the limits, whereas the

Newton on Ouse response was to object.


25. There were 185 questionnaires returned from the

Northallerton Sub Area, the majority of them from

Service, Secondary and other villages.

Northallerton

26. The very small response from Northallerton itself

was disappointing (10) and surprising as it is

much the largest settlement in Hambleton.

Replies about the numbers of new homes

needed varied between less than 250 dwellings

and more than 1,000.

27. Only two people answered the question about

employment land, one in favour of 5 ha. and the

other who supported 20 ha. When asked to

evaluate site preferences for housing,

employment and other uses, few sites were

mentioned and indeed, none stood out as

popular or unpopular.

28. Alternative sites attracted little support from

respondents; on the other hand, flooding issues

were considered to make some sites quite

unsuitable.

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219

29. Amendments to Development Limits were on

balance not considered necessary, other than to

accommodate any new allocations. When asked

for any other comments, respondents raised

housing matters, traffic and parking problems,

and the need for community facilities.

Northallerton Service Villages

30. Much greater interest was generated in the

3 Service Villages, particularly East Cowton,

which contributed 60 of the 88 replies from the

villages, with 17 from Morton-on-Swale and

11 from Brompton.

31. Suggestions about how many new homes were

required varied quite widely in all 3 villages (from

0 to 100 or more in both East Cowton and

Morton-on-Swale) although the majority favoured

low numbers. As to which sites were supported

or opposed, Site 042/02 Bungalow Farm in East

Cowton was very unpopular with many

respondents (as was Site 042/01 Vineyard

Terrace) because of flooding in particular and

traffic issues to a lesser extent. Despite that,

there was also some support for the Bungalow

Farm site. Several Morton-on-Swale replies

objected to the Sites 102/03 North of A684 and

102/05 East of Dales School, principally on

access grounds, preferring instead Site 102/02

Land to the rear of the Swaledale Arms. In

Brompton, no site attracted great support but

2 were objected to, namely Sites 020/01 The

Close and 020/05 Northallerton RUFC ground,

largely on environmental grounds. The Parish

Council strongly opposed the erosion of the

‘Brompton Gap’.

32. Amendments to Development Limits attracted

significant attention in all 3 villages with a small

majority in favour of amendment in East Cowton,

a dead-heat in Morton-on-Swale and a majority

of 1 opposed to amendment in Brompton.

33. Suggestions regarding new sites for uses

attracted some support from all three villages:

in East Cowton, there was much interest in

recreational facilities of one kind or another; in

Morton-on-Swale and East Cowton there were

various ideas for other uses, including school

parking provision, Affordable Housing for young

people and small business units.

Northallerton Secondary Villages

34. Nearly all the 64 responses from Secondary

Villages came from Appleton Wiske. Two thirds

of the Appleton Wiske replies wanted less than

10 dwellings although one person proposed as

many as 40. All 5 Great Smeaton responses

preferred less than 10 dwellings.

35. There was keen interest in Appleton Wiske in

affordable housing and over half the replies (36)

favoured Site 008/02 South of Hornby Road.

However, the same site and 008/03 East and

South of Appleton Wiske School attracted over

30 objections because of flooding and the effect

on the character of the village. As for Great

Smeaton, Site 016/01 East of East Farm

attracted opposition from 4 of the 5 respondents

who thought it unsuitable for affordable housing.

36. Development Limits changes were unpopular in

Appleton Wiske with two thirds of the replies

objecting to them; they were even more

unpopular in Great Smeaton.

37. There was some interest from Appleton Wiske in

other uses for new sites, two of them in favour of

recreational facilities for both old and young.

Northallerton Other Villages

38. Low Worsall generated three quarters of the

replies from Other Villages; it also produced

widely varying responses to the need for new

homes with nearly everyone favouring less than

15 dwellings whereas 2 replies supported 100

or more.

39. Sites for affordable housing attracted some

interest in Low Worsall, particularly Site 098/02

East of Worsall Hall.



220

40. Amending Development Limits was not

supported by most replies from Low Worsall.

Sites for new uses were mentioned by several

Low Worsall respondents, particularly regarding

children’s play.

STOKESLEY SUB AREA

41. There were nearly 340 replies from the

Stokesley Sub Area, of which 146 were from

Great Ayton and 73 from Hutton Rudby.

Stokesley

42. There were 43 replies from Stokesley itself. Few

people expressed an opinion about the number

of dwellings needed; once again, the range of

responses was very varied with a cluster in

favour of less than 250 dwellings and the

remainder up to 500 and more. As regards

employment land, all the replies favoured less

than 9 hectares.

43. Most comments about preferred sites related to

housing, not surprisingly, with a cluster of replies

choosing Site 142/06a and b Tanton Estates and

rejecting Site 142/14 White House Farm. Similar

opposition was expressed towards both

recreation uses and employment development at

White House Farm. By contrast, extensions to

Sites 142/25 and 142/26 Stokesley Business

Park attracted significant support.

44. There was very little interest expressed in

alternative sites with only 142/02 Land at Union

Mill and 142/07 Land at Levenside getting a

mention.

45. Sites considered to be unavailable for

development were generally on the south side

of Stokesley on the grounds of flooding and

drainage.

46. Development Limit changes were unanimously

opposed. Other comments made by respondents

largely repeated their previous concerns about

and opposition towards development south of

Stokesley around Malvern Close and also White

House Farm.

Stokesley Service Villages

47. There were nearly 100 answers from Great

Ayton to the question about the need for new

dwellings, of which 75% advocated less than 50

dwellings as compared with one person who

proposed 700 dwellings. Hutton Rudby replies

varied considerably too, from 0 to 100 dwellings

although 80% supported less than 50 dwellings.

Great Broughton responses favoured less than

60 dwellings. The choice of new housing sites in

Great Ayton was focussed on 3 sites – 058/16

East of Ayton Hall; 058/02 Grounds of Cleveland

Lodge; and 058/06 Slaughterhouse, Linden

Avenue. Large swathes of land south-west

(058/01a-b and 058/04) and south-east (058/07)

of Great Ayton were very unpopular for flooding,

traffic and environmental reasons. In Hutton

Rudby, 2 sites were chosen, 073/04 North of

Garbutts Lane and 073/06 Deepdale whereas

073/01 South of Garbutts Lane and 073/05

South East of Enterpen were objected to

strongly.

48. Existing Development Limits were supported by

two-thirds of Great Ayton respondents; in Hutton

Rudby, 80% of respondents wanted no change,

like the 63% in Great Broughton.

49. There was a lot of interest in sites for other uses

in Great Ayton, particularly recreation and

community facilities but in addition employment

and transport facilities. Hutton Rudby replies

included housing for the elderly and the young

alike.

Stokesley Secondary Villages

50. There were just 7 responses from 3 of the

Secondary Villages, Seamer, Ingleby Arncliffe

and Kirkby in Cleveland. Regarding the number

of new homes required, almost every reply

favoured single figures.

51. Sites suitable for Affordable Housing were few

and far between; indeed only one attracted any

support at all and that was in Seamer where

respondents also considered 8 sites to be

unsuitable for Affordable Housing.



221

52. Most replies opposed changing the Development

Limits.

53. Regarding sites for other uses, just 1 in Seamer

was put forward – again, for recreational

purposes.

Stokesley Other Villages

54. Potto accounted for most of the replies, 53 out of

58, and almost all of them proposed less than 10

dwellings.

55. There was little support for Affordable Housing

on any site in Potto but some in Rudby.

56. Amending Development Limits was likewise very

unpopular in Potto; Rudby was split on this

issue.

57. There was some interest in sites for new uses:

in Potto, recreational uses were suggested; in

Picton, a village hall/playground; and a car

park/church yard extension in Rudby.

THIRSK SUB AREA

58. A total of 89 responses came from the Thirsk

Sub-Area, 45 from Thirsk/Sowerby.

Thirsk with Sowerby

59. The number of new dwellings suggested for

Thirsk/Sowerby varied considerably from less

than 250 dwellings to more than 500; indeed,

most responses proposed the higher figure.

Employment land needs varied too, with over

half the respondents supporting less than 9

hectares although 1 person did suggest 20

or more.

60. As for new sites, there were clusters of support

for 139/04 Admirals Court, 152/03 Rybeck Farm

and 152/04 Stoneybrough Farm but opposition

for 139/06 York Road and 139/09 and 09a

Cocked Hat Farm. Regarding employment uses

(including shopping), there was opposition to the

York Road, Cocked Hat Farm and Admirals

Court sites with support for 139/03 Old

Redhouse and 139/10 south of Austin Reed and

152/06 Austin Reed.

61. In terms of recreation and community uses, there

was opposition to development of the York Road

sites for these purposes also.

62. With respect to alternative employment sites,

there were several responses proposing Dalton

Airfield, Thirsk Industrial Park and Long Street.

Sites regarded as definitely not available for

development featured predominantly the York

Road/Sowerby Flatts area which was highly

valued as agricultural land, playing fields and a

green wedge.

63. Amending Development Limits was not

supported by the majority of the Thirsk

respondents.

64. In answer to the request for any other

comments, yet again the York Road/Sowerby

Flatts area came up strongly as being unsuitable

for development, but very valuable as

amenity/agricultural land. Other comments

referred to flooding issues, traffic congestion and

the scale of residential development which was

considered excessive.

Thirsk Service Villages

65. Carlton Miniott (16) and Topcliffe together

produced 21 responses.

66. The question about the number of new dwellings

required elicited responses for Carlton Miniott

varying from 0 – 50 and for Topcliffe, 0 – 25.

67. Two sites for new housing were supported at

Carlton Miniott, namely 025/02 Carlton Miniott

Park and 025/03 Manfield Terrace. However,

both these sites also attracted opposition. At

Topcliffe, site 163/03 Winn Lane Farm was

supported rather than 163/01 Peter Fields where

there were held to be infrastructure issues. With

regard to new sites for other uses, 5 of the 9

Carlton Miniott replies said there was no

requirement although others suggested a need

for allotments, industry and play.



222

68. Amending Development Limits divided both

communities equally.

69. Concerning new sites for other uses, the Carlton

Miniott replies were almost equally split between

there being no need and there being some need.

Possible uses included allotments and children’s

play. With regard to Topcliffe, 1 suggestion was

to put further housing development at Dalton,

over 3 miles away.

Thirsk Secondary Villages

70. There were limited responses from the

Secondary Villages, 14 in total. Answers as to

how many new homes were needed ranged from

5 to 150 in Dalton, up to 20 in Pickhill and up to

30 in South Otterington.

71. No sites were strongly preferred for affordable

housing in the Secondary Villages and indeed,

sites in Dalton, Pickhill and South Kilvington

were objected to on access and environmental

grounds.

72. Development Limit changes were supported by

Dalton and South Otterington replies. As for sites

for other uses, a site for workshop uses was put

forward in Pickhill.

Thirsk Other Villages

73. There were 8 responses from Other Villages,

6 of them from Catton.

74. Regarding the number of new homes, replies

from Catton varied from 0 to 15. Thirkleby Parish

Council thought between 6 and 14.

75. As to which sites would be best for housing, Site

027/03 The Old Orchard was put forward in

Catton. Another site in Catton was strongly

opposed for housing. In Sandhutton, sewerage

problems were said to affect the option sites.

The Thirkleby respondent preferred Site 149/02

Manor Farm Cottage for housing.

76. Development Limit changes were considered

unnecessary by Sandhutton Parish Council and

opinion was divided in Catton. As for Thirkleby,

such changes, it was argued, would only be

necessary to accommodate site 149/02 Manor

Farm Cottage for housing.

CONCLUSION

77. The consultation on the Allocations DPD Issues

and Options Report produced nearly 890

responses, rather more than the previous

consultations on the other Development Plan

Documents. This was hardly surprising really

since the selection of individual sites for possible

development is always a sensitive matter,

whether from the point of view of local residents;

developers, land owners and their agents; Parish

and Town Councils; stakeholders such as the

County Council, Government Departments and

Agencies, Public Utilities; amenity and interest

groups and so on. It was also apparent that the

response from communities varied according to

whether or not there were live planning issues

already such as a current planning application or

existing infrastructure problems; burning issues

from say the District Wide Local Plan were also

likely to be controversial again.

78. All the responses to the Allocations Issues and

Options consultation were considered in

preparing the Preferred Options. A balanced

approach was adopted which sought to reflect

the views expressed and reconcile conflicts as

far as it was possible to do so. The full

Allocations Consultation Statement sets out in

detail who was consulted and how the various

comments have been addressed as required

under the Local Development Regulations.



223

79. The Council, as far as possible, chose Options

consistent with the Issues and Options

Responses as the full Report on the Consultation

explains. Where the Council was unable to do

so, the reasons included the need for

compliance with the adopted Core Strategy,

national and regional government guidance,

adverse visual impact, localised flooding issues,

and transportation considerations. For example,

291 sites were not subjected to detailed analysis

and evaluation as they were in locations not

supported by the adopted Core Strategy. Due to

a minimum size threshold of 0.3 ha., it was also

the case that 58 sites within the Service Centres

and Service Villages were automatically

discounted when the selection of the Preferred

Options was undertaken.

PREFERRED OPTIONS CONSULTATION –

OCTOBER/NOVEMBER 2007

80. In accordance with Regulation 26 of the Local

Development Regulations 2004, consultation on

the Allocations Preferred Options took place

during October/November 2007. The methods

used were a combination of prepared documents

(Allocations Preferred Options Report and

questionnaires; letters to statutory bodies

including Parish Councils and other

organisations; press notices; exhibitions and

public meetings). The Preferred Options

Consultation was also publicised in Hambleton

News, which is circulated to all 38,000 or so

addresses in the District. Finally the Report and

questionnaires were also made available on the

Hambleton Council Website.

81. Over 1,600 organisations and individuals were

notified by letter about the Preferred Options

Consultation and the availability of the Preferred

Options Reports. Subsequently 282 copies of the

report were sent to specific and general

consultation bodies and, in addition, to

individuals who had asked for a copy. The

questionnaires were also made available at the

public exhibitions held in the five Market Towns.

82. In total, 927 responses were made by the 783

individuals and organisations who replied to the

consultation. Most of the respondents used only

the Council’s questionnaire to reply; others

submitted detailed and lengthy written

representations either instead of or as well as

the questionnaire.

83. As in the previous consultations on the Local

Development Framework, the Council was keen

to find out respondents’ views about the

Preferred Options but, in addition, to seek

comments about the alternatives which the

Council had rejected. Equally, the Council

wanted to know if there were any other options

which respondents wished to be considered.

84. A Schedule of Representations was compiled

listing each representation in reply to the various

questions in the questionnaires. Often the

representation was simply to agree or disagree

with little or no indication as to the reasons. In

these cases it was mostly considered

unnecessary for the Council to comment and it

would have been difficult to do so anyway.

Where written representations were made, these

have been summarised by the Council in the

Schedule. The Schedule therefore, includes a

brief comment on the representations and

indicates the action that the Council has taken,

or proposes to take in response.

85. The following paragraphs are a summary analysis

of the representations received. The analysis

follows the pattern of the Preferred Options

Consultation Report which was divided into five

volumes, one for each Market Town Sub area.



224

BEDALE SUB AREA

86. There were altogether 85 responses from the

Bedale Sub Area.

Bedale/Aiskew87. In Bedale with Aiskew, one of the Preferred

Options, Site 011/05, Rear of Masham Road,generated most interest (13 replies) with 3respondents in favour of it and 7 against. Eventhe ones in favour of the site were not entirelyhappy with the access proposed. 9 otherPreferred Option sites were supported fordevelopment by at least one respondent,sometimes for mixed use rather than exclusivelyhousing, such as Site 004/18, North east of thePig Farm. The other favoured sites were landSouth of St. Mary’s and St. Josephs 004/03 Landat Garden House; 004/25; 004/04 Pig Farm;004/05 The Abbatoir; 004/17 Renaissance Park;004/18 Land North of Aiskew Pig Farm; 011/08and 011/09 Auction Mart Car Park and 011/10Gateway Car Park. Mostly the Preferred Optionsites and some others were also objected to,often by developers and agents who consideredtheir own sites to be a better choice. These siteswere 004/25 South of St. Mary’s and St.Joseph’s; 004/01i and /01ii, Wilbert’s Farm;011/10 Car Park rear of St. Gregory’s; 004/02,the Hatchery; 004/03 Garden House; 011/06Land off South End Avenue; and 011/08Between Car Park and Market Place.

Bedale Service Villages

88. Of the 41 responses from the 4 Service Villages,(Crakehall, Leeming Bar, Snape and WestTanfield), 21 were from Leeming Bar. The mainissue was Site 004/21 Motel Leeming whichattracted strong support from the owners andemployees of the motel.

Crakehall

89. In Crakehall, the Preferred Option Site 032/03iEast of Hackforth Road, attracted 5 responses, 3 of them in favour. Two sites at Back Lane032/05 and 06 were suggested instead.

Snape

90. In Snape, the Hares of Snape Site 135/02generated 10 replies, 6 of whom, including theowner of the business, fully supported theallocation of the site for residential purposes.One respondent objected on the grounds thatdeveloping the Hares site would mean a loss ofemployment opportunities in the village.

West Tanfield

91. Regarding West Tanfield, the Preferred OptionsSites 170/05 Rear of Meadowfields and 170/10Station Road were supported by 6 respondents.However, there was 1 objection to the excessiveamount of employment on the Station Road sitewhich is mixed use, not just housing.

Bedale Secondary and Other Villages

92. The Secondary Villages replies, including 3Parish Councils, were generally critical of the lackof housing allocations in their villages (Burneston,Hackforth, Scruton, Kirkby Fleetham, Well,Thornton Watlass and Carthorpe).

EASINGWOLD SUB AREA

Easingwold

93. Of the 85 responses from the Easingwold subarea, 37 came from Easingwold itself. The mixeduse Preferred Option sites at StillingtonRoad/York Road (041/02; 041/06; 041/43) werethe subject of 13 objections ranging from therebeing no need for more employment land at all tothe contention that all the land was needed foremployment purposes. Other objectors feltemployment uses would create noise and trafficnuisance for the proposed residentialdevelopment alongside. One objector thoughtthe residential element of sites should bedeveloped in phase 1, (2004-2016) rather thanphase 2 (2016-2021). The Preferred OptionsSites East of Oxenby Place and Kelbalk Lane(041/11; 041/19; 041/33; 041/36; and 041/37)were opposed by some respondents, partlybecause they were Greenfield and partlybecause roads and drainage were consideredinadequate (however the same sites werestrongly supported by developers with an interestin them). The same respondents thought sites on



225

the western and north western approaches to

Easingwold would be much better because the

infrastructure was thought to be superior. The

Preferred Option Ward Trailers Site (041/15) was

both supported as a residential site and opposed

because it should be used instead for a sports hall.

94. Two Preferred Option sites 041/06 Rear of York

Road and 041/39 South of Stillington Road were

considered too small to be allocated on their own

and should be joined with adjacent land.

95. General comments were made by a number of

respondents, several of them concerned about

infrastructure and its capacity to cope with extra

development. One reply made a plea for

implementation of a play area proposal of long

standing at Highland Court.

Easingwold Service Villages

Brafferton Helperby

96. The Brafferton Helperby Preferred Option Sites

063/03 and 063/04 East and West of Back Lane,

attracted some support, qualified by concern

about the road access. One objector, however,

pointed out that West of Back Lane (063/04) was

a greenfield site and accordingly ought not to be

developed.

Husthwaite

97. In Husthwaite, the Preferred Options Site South

of Prospect Cottage 071/01i was given some

support, particularly if the adjacent Site 071/01ii

was developed as well. There was also

agreement with the rejected Sites 071/02,

071/05 to 071/09 south east of the village centre.

One objector thought the 20 houses proposed on

the Preferred Options site were far too many and

would generate more traffic and commuting

while at the same time spoiling the area’s

character.

Shipton

98. The Shipton Preferred Options 131/03 and

131/07 West of Main Street were supported but

also objected to because they were considered

to be a phase 1 site (rather than phase 2) as

they are Brownfield. Owners and agents, not

surprisingly, thought their sites, 131/01 Church

Farm and 131/02 Manor Farm, should be

allocated as well.

Stillington

99. In Stillington, there was objection raised to the

Preferred Option 141/03 South of South Back

Lane on the grounds that it was too big (30

houses) and would have harmful traffic and

visual impacts as a result. Alternative sites on

the west of the village, 141/02; 141/07 and

141/06, were considered by one respondent to

be less intrusive. The Parish Council in particular

objected to the Preferred Option and supported

smaller sites on the western and eastern

approaches to the village.

Easingwold Secondary Villages

Alne

100. By contrast, Alne Parish Council was much in

favour of the Preferred Option, that is, no

allocations and a minor adjustment to the

Development Limits.

Huby

101. In Huby, developers and agents supported two

schemes: one South of the Huby sports ground

070/02 and the other 070/06 South of Gracious

Street.

Sutton-on-the-Forest

102. The four Sutton-on-the-Forest respondents

wanted the Development Limits relaxing to

include their own or their client’s land. The Parish

Council, on the other hand, supported Sites

144/01 and 144/08 South of Sutton and Huby so

as to avoid an increase in traffic if development

were encouraged in Stillington, the adjacent

service village.



226


103. There were 177 respondents who commented

on the Preferred Options for the Northallerton

Sub Area, over half of them replying about

Northallerton and Romanby.

Northallerton/Romanby

104. The North Northallerton Development Option,

the key Preferred Option for Northallerton, was

the subject of most people’s attention, much of it

very critical. Indeed, over 60 replies objected to

the Northallerton scheme with only 8 in favour.

In addition to the objectors who used the

questionnaires and/or letters to reply, a petition

against the North Northallerton Development

Option was signed by 275 signatories. The

objections covered a variety of issues including

the excessive number of houses involved in the

scheme; loss of agricultural land; loss of

Greenfield land; drainage problems; impact on

schools; road safety; the proposed new bypass

will not work and relieve the Low Gate level

crossing problem; nuisance from the new football

ground; visual impact of the new road bridge;

and impact of such a large scheme on the

setting of Northallerton. Several thought the

Sites 123/08 and 123/08a East and West of

Thirsk Road at Low Thornborough Farm to the

south of Northallerton were a better location.

The supporters of the North Northallerton

Development Option thought the scheme would

produce a more compact town as it would

consolidate Northallerton and was therefore a

more sustainable solution; it would be an

effective and deliverable way of meeting

employment and housing needs; and it would be

supportable if it meant the retention of the

Brompton Gap. One respondent favoured the

scheme but had concerns about its viability and

offered its own land as a back up if necessary.

105. The Castle Hills Site 110/12 (also a Preferred

Option) received 15 objections, often because

the archaeological interest of the site would be

prejudiced but also because of a loss of green

space; traffic impact; risk of flooding; and access

difficulties. Three of the 15 objections were from

developers who considered the density proposed

was too low although they supported the site in

principle. The adjoining site, York Trailers,

110/11, attracted more limited opposition on

traffic grounds and also because the same

developers objected that the housing density

was too low, while strongly supporting housing

development in principle.

106. Some smaller sites such as 110/29 Kwik Fit

Tyres and 110/30 rear of High Street had been

rejected by the Council but respondents thought

they should not have been. Similarly, the agent

and owners of Castle Hills Farm Site 123/09

opposed their land being rejected, emphasising

its availability; deliverability; accessibility; lack of

environmental constraints; and proximity to

services.

Northallerton Service Villages

Brompton

107. There were 32 responses from Brompton, of

which 21 objected to the North Northallerton

Development Option due to its impact on the

Brompton Gap; on infrastructure; on road safety;

on the risk of flooding and on Greenfield land.

Another 4 respondents opposed the rejection of

sites at 69 Northallerton Road, 020/08, and the

adjacent 020/01, 58 Northallerton Road, which it

was felt, although a Listed Building, was capable

of a sensitive conversion to flats with supporting

residential development. There were 2

objections from the owner of 020/11, 89a

Northallerton Road, on the grounds that, contrary

to the Council’s Preferred Option Report, it would

not constitute ribbon development nor would it

reduce the green wedge between Brompton and

Northallerton. There was also opposition to

rejecting Site 020/09, Old Factory and Coal Yard,

in order to retain local employment in Brompton.

The objector argued its loss would not be

significant and, furthermore, any drainage

problems could be alleviated.



227

East Cowton

108. The Preferred Option, Bungalow Farm, Site

042/02, attracted 5 objections principally on the

grounds of flooding; one objection was to the

phasing of the site but the principle was fully

accepted. There were 3 replies in support of

Bungalow Farm as well.

Morton-on-Swale

109. There were 8 objections to the preferred Site

102/03 North of A684, mostly on access grounds

from St. Helen’s Close. Other sites such as

102/04 Garden and Butcher’s Yard were

suggested as preferable and, therefore, should

not have been rejected, according to some

respondents. Both the Parish Council and the

NYCC supported the Preferred Option.

Northallerton Secondary Villages

Ainderby Steeple

110. Two replies from Ainderby Steeple supported the

idea of including some land within the

Development Limits to enable development to

take place. Another reply was equally opposed

to any such extension of the Development

Limits.

Appleton Wiske

111. In Appleton Wiske there was one reply only and

that was in favour of extending Development

Limits to allow some development to take place

and thereby maintain the village’s viability.

Great Smeaton

112. The two replies from Great Smeaton took up

opposing positions regarding the Development

Limits.

STOKESLEY SUB AREA

113. There was a total of 134 responses about the

Stokesley Sub Area.

Stokesley

114. Forty one of the 134 were about Stokesley itself,

the majority of them objections although 6 were

in support. White House Farm Site 142/14

attracted 11 objections for a variety of reasons:

the Skate Board Park proposals were mentioned

specifically as a nuisance by 5 objectors; others

objected to the business premises included in

the mixed use part of this site which objectors

felt should be residential, including possibly a

Care Home. One objector was particularly

concerned about visual impact; poor access from

Hebron Road; distance from schools; likely

increase in traffic generation; and the risk of

further growth westwards as a result. There were

several statements of support about White

House Farm, including the employment uses.

The Stokesley Parish Council in particular was

supportive of the Preferred Options for both

housing and employment although it did have

concerns about traffic congestion and traffic

flows to and from the site.

115. Alternatives which objectors preferred to the

White House Farm/Hebron Road sites included

Site 142/06a and b Tanton Estates; land at

Strikes Garden Centre Sites 142/22 and 142/35

North of B1365; and finally Sites 142/21 and

142/18 Land North of the Stripe. The Tanton

Estates site in particular was considered to have

less impact on settlement character, was closer

to schools and had better access to the A172.

Land north of the Stripe (Sites 142/18 and

142/21) was also thought to be closer to facilities

and to have less impact on settlement character

too. An adjacent site lying to the rear of the

rectory was felt to have lesser problems

regarding flood risk, access and design issues.

In addition to improving access, supermarket

provision in Stokesley was of concern to some

respondents although support for the idea was

countered by Stokesley Parish Council.



228

Stokesley Service Villages

Great Ayton

116. Thirty one responses came from Great Ayton; 15of them were strongly in support of proposals forvery sheltered housing at Cleveland Lodge, Site058/02, a Preferred Option. The other PreferredOption, the Slaughterhouse site at LindenAvenue Site 058/06 was opposed by 7respondents including the Great Ayton ParishCouncil because of access difficulties. Four siteswere suggested instead, Site 058/01 a-d, SouthWest of Great Ayton, Site 058/04 Land at Easby,Site 058/16 Land East of Ayton Hall and Site058/18 Land West of Skottowe Crescent. TheAyton Hall and Skottowe Crescent sites wereconsidered to have better access and the housescould be screened from the church and the Hall.Developing the sites would have includedretention of the Great Ayton football and cricketpitches and the building of a new road link inexchange for allocating land south west of GreatAyton but were considered by the Council to befar too large and prominent.

Great Broughton

117. There were 23 replies from Great Broughton.The Preferred Option Site 057/09i Grange Farmgenerated 14 objections and 2 statements ofsupport, the objections because of poor accessand drainage and the size of the site which wassimply too large for the village. On the otherhand, Site 057/03 North of Hallgarth wassupported because it could be amended toreduce its impact and could include a landscapebuffer. Objections were made to the proposals toamend the Development Limits.

Hutton Rudby

118. Of the 29 replies about Hutton Rudby, 23 were todo with Site 073/04 North of Garbutts Lane, towhich 17 respondents objected. The reasons forobjection included likely traffic congestion;flooding risk; sewage treatment capacity issues;impact on the character of the village; a previousresidential refusal; better alternative sites; andbeing located outside Development Limits. Therejection of 3 sites by the Council was opposed;Site 073/05 Land South East of Enterpen Farm;

Site 073/15b Land at Bellbrough Lane and Site073/13 Land North East of Linden Crescent, wereall considered suitable for development as theyare close to facilities, link well with the existingdevelopment and are not prone to flooding. It wasaccepted by another respondent that Site 073/10North of the Green was too large in its entiretybut could obviously be partially developed.Hutton Rudby Parish Council supported thePreferred Options (the 073/04 Site North ofGarbutts Lane).

Stokesley Secondary and Other Villages

119. Four villages were the subject of representations;in Seamer and Rudby there was opposition to therejection of Sites 128/03 Land at Hilton Road and125/02a&b land at Blue Barn Lane Nurseries, onthe grounds that sites were not allocated inSecondary Villages and Other Villages as definedin the adopted Core Strategy. The DevelopmentLimits in Rudby were also objected to as theywould need extending to accommodate the sitesat Blue Barn Lane Nursery. Potto Parish Councilsupported the Preferred Options i.e. did not wishto see land allocated for development. The NorthYork Moors National Park Authority supported theexisting Development Limits of Hambletonvillages which are within the National Park as theAuthority also wished to see only limited buildingthere.

THIRSK SUB AREA

120. The Thirsk Sub Area generated by far the largest

response, 425 out of the 927 for the District as a

whole.

Thirsk/Sowerby

121. The majority of the Thirsk Sub Area responses

came from Thirsk with Sowerby and were mostly

about 139/10 Station Road and 139/03 Old Red

House/South of Austin Reed. These 2 sites

accounted for over 340 of the objections. 26

individual objections, using the questionnaires

and/or personal letters, were made to developing

Sites 139/10 Station Road and 139/03 Old Red

House/South of Austin Reed, both of them

Preferred Options for strategic employment.



229

Various reasons were cited for objecting

including increased HGV flows along Station

Road and through Carlton Miniott; impact of

extra traffic on existing residential development

on Station Road and in Carlton Miniott; road

safety issues; increased traffic noise from

additional vehicles; and risks to children and

parents at school opening and closing times.

In addition 319 standard objection letters were

submitted by respondents strongly opposed to

the same 2 sites on “highways and safety

grounds.” At the same time, there was some

support albeit limited for Sites 139/10 Station

Road and 139/03 Old Red House/South of

Austin Reed as there was for 152/02 Station

Road and 139/23 South of Station Road.

122. Other sites in Thirsk with Sowerby attracted

rather less attention than the Station Road ones.

Sites 152/03 Rybeck Farm and 152/04

Stoneybrough Farm (both of them Preferred

Options) were objected to by a total of 9

developers and their agents and also individuals

for a number of reasons: Stoneybrough Farm, in

particular, was not available for development;

both sites were subject to flood risk; and they

were too remote from services, including Thirsk

Town Centre and the Town’s Secondary School.

123. Admirals Court Site 139/04 (also a Preferred

Option) received 4 objections, mostly to do with

access matters including road safety. One

supporter was a developer with an interest in the

site. Development Limits were an issue for 25

residents who objected to the Council’s

proposed amendments which they contended

were not needed.

124. There were 8 objections to Sites 139/09 Cocked

Hat Farm and 139/23 Station Road not being

allocated as they were considered to have better

access to the town’s facilities than the Preferred

Options. A combination of Site 139/09a Cocked

Hat Farm(East) and Site 139/19 Back Lane was

also considered to have been wrongly rejected

by the Council. A similar objection to Cocked Hat

Farm not being allocated for development was

made by the developer promoting a

comprehensive scheme on the land. There were

also several other statements in support of

developing Cocked Hat Farm.

125. Sites 137/01 and 02 Stockton Road were

considered by the owners and agent to be

suitable for development in terms of easy access

and availability, despite being adversely affected

by flooding.

126. A number of other sites attracted limited

opposition: Preferred Option Site 139/02 Depot

Site, Station Road was objected to because of

poor access; Site 139/18 Long Acre was

opposed because of poor access but, in addition,

its development was considered to cause a loss

of wildlife. Other sites were not allocated and

several respondents thought that was wrong;

Site 139/06 West of York Road; Sites 009/03 and

/03a East of A19 were not selected as a

Preferred Option and the view was held they

should have been.

127. Yet other sites drew very limited opposition and

support in equal measure: Sites 139/22 East of

York Road and 139/21 East of A168 should

have been allocated for employment said a

respondent while another supported the

Council’s rejection of them. The Thircon Site

009/02 was supported by two respondents

(including Thircon Ltd.) and rejected by

another.

Thirsk Service Villages

128. There were 8 responses from the two Service

Villages, 6 from Carlton Miniott and 2 from

Topcliffe.



230

Carlton Miniott

129. Sites 025/02 Carlton Miniott Park, 025/03

Manfield Terrace and 025/05 Ordnance Survey

Field Number 253 were chosen by the District

Council as the Preferred Options. One

respondent objected to the Preferred Options on

the grounds that the roads were not wide enough

to accommodate extra traffic. There were,

however, 3 statements of support for the

Preferred Options, including the representation

of the Carlton Miniott Parish Council. The Parish

Council qualified its support though, by stressing

the need to improve infrastructure before

undertaking any further development in the

village. Another supporter emphasised the need

to develop the Carlton Miniott Park site first in

order to provide an acceptable access to the

Manfield Terrace one. NYCC’s response

focussed on the requirement for adequate

primary school places to serve any future

population.

Topcliffe

130. The Preferred Option for Topcliffe, site 163/03

Winn Lane Farm, was supported by NYCC who

also had no objection to the proposed

amendment to the Development Limits to include

an area of land adjacent to Green Acres. There

was one objection to the existing Development

Limits which, it was considered, should include

the west side of School Lane.

Thirsk Secondary Villages

Dalton

131. There were 6 responses about Dalton including

the Airfield. The Preferred Options Site 037/06

Turkey Factory was put forward by the District

Council only as an exception on environmental

grounds to the Core Strategy Policy that there

would normally be no allocations as such in

Secondary Villages. Although supported by the

Dalton Parish Council, there were 2

representations to the Turkey Factory allocation;

one thought their client’s land was a better site

than the Turkey Factory and the other that

insufficient of the Turkey Factory site was being

allocated. Regarding the nearby Dalton Airfield,

one objector thought that a site there (DA037/02

Dalton Transport) should have been allocated

too. Two other sites, 037/02 Long Acres, Back

Lane and 037/03 Holly Bank, were objected to

on the grounds that they should have been

allocated for development. The Holly Bank

objection was accompanied by a proposal to

amend the Development Limits to include the

Holly Bank site.

Knayton

132. Nor had the Council made an allocation in

Knayton, which is also a Secondary Village.

Two objections thought the former playing

fields/cricket pitch/transport café should have

been allocated and objected because it was not.

Pickhill

133. In Pickhill 3 objections arose; one was made

about the failure to allocate the Pickhill

Engineering Site 118/01, and objections were

also raised against the failure to allocate the

Chapel Farm Poultry Sheds Site 118/03. Finally

there was one objection about Site 118/05 Low

Fields Lane which the owner thought should be

allocated. In accordance with the Core Strategy

though, the Council had not made any allocation

in Pickhill because it is a Secondary Village.

Sessay

134. Neither of the two Issues and Options sites in

Sessay had been allocated and one objector

thought that one of them, Site 129/02, ought to

have been, as it is a long narrow site,

complementary to this very linear village.

Skipton on Swale

135. Skipton on Swale Parish Council objected that

none of the three Issues and Options

sites(133/01a and 133/01b Skipton on Swale

Airfield; and 133/02 land east and west of

Eastholme) had been allocated for development

and they should have been.



231

South Otterington

136. There was one objection in South Otterington

and that was to the classification of Crosby

Lodge Site 139/01 as part Brownfield (80%) and

part Greenfield (20%). This compared with the

adjacent Site 138/02 Woodstock which the

Council had classified as 100% Brownfield (in

this case garden and orchard).

Sutton under Whitestonecliffe

137. Sites 139/03 and 139/10 attracted 5 objections;

the respondents objected to industrial

development on these sites because of highway

and safety concerns.

CONCLUSION

138. The results of the consultation on the Allocations

Preferred Options are in line with those received

at the previous Issues and Options stage; in

other words, the Preferred Options were

generally supported by the majority of

respondents. There were, however, notable

exceptions of which the largest was the North

Northallerton Development Option which

attracted a large number of objections as did the

major Thirsk Preferred Option, the Station Road

sites. At the same time there were clearly some

conflicting views between the different

respondents reflecting their particular interests

and responsibilities; for instance, there were a

number of cases where agents and landowners

wished to see sites developed and local residents

patently did not. This divergence of view was

clearly reflected in the responses about

Development Limits; over 270 representations

were almost equally divided between supporting

amending Development Limits and rejecting any

such amendments. It is very much in the nature

of the Local Development Framework process

that such conflicts are identified and attempts are

then made by the local planning authority and the

interested parties to reconcile their differences.

139. In preparing the Allocations DPD Submission

Document, the Council has to demonstrate that

not only has it undertaken appropriate

consultation with the community in its widest

sense, but that it has considered representations

and taken them into account. The Allocations

Consultation Statement will provide details of

how that has been done and the action taken by

the Council in response as required under the

Local Development Regulations.



232

ANNEX 3

DETAILED SITE SELECTION CRITERIA AND THE PROCESSUNDERTAKEN TO SELECT SITES

1. DETAILED SITE SELECTION CRITERIA


direction on scale, timing, distribution and the

sequential approach, there is a wide range of

other important considerations that need to be

addressed in considering the suitability of

individual sites or areas for housing or

employment development. At the level of individual

site acceptability and the sustainability of

development, the following criteria, under the four


local issues and feasibility, have also been taken

into account in forming a view on the development

sites in this Allocations DPD. These criteria

embrace the considerations that need to be taken

into account, and balanced, in determining

appropriate areas for development – and the

likelihood that development can be achieved in

terms of market conditions and availability of

infrastructure. The factors are consistent with the

approach required by PPS3 and former RSS*

(approved May 2008), and with the approach and

results of the Strategic Housing Land Availability

Assessment (SHLAA – November 2008) prepared

by the Council. These criteria are considered in

turn for housing and for employment proposals.

Housing site acceptability and sustainability

settlement character• compatible and not discordant with the

character and setting of the settlement (and

have the least impact on the environment

compared with alternatives);

• consistent with the definition of Development

Limits (as indicated by Policy DP8)

• consistent with Policy DP10 requirements:

having no unacceptable impact on the role of

land in achieving the principles of green

wedges and spaces of townscape importance

defined under that Policy in the Development

Policies DPD;

• in accordance with the objectives of Policy

DP31 – seeking to protect and conserve

biodiversity; and Policy DP35 – protecting

water resources;

• capable of meeting the identified aspirations

for design quality (see Policy DP32);

accessibility• in the optimum location in relation to facilities

or journeys to work and shop, and to

employment and employment proposals;

• capable of making best use of transport

infrastructure and capacity;

• located close to an existing public transport

corridor or in a location with good public

transport accessibility;

• in a location which provides maximum

accessibility by non-car modes;

local issues• capable of meeting particular local needs

(eg. for affordable housing);

• supported by local views, as expressed

through consultation (including on the

Community Plan), as to how individual

settlements should or should not develop;

• capable of making a contribution towards

achieving a sustainable community, including

delivering wider community benefits, for

example those identified through the

Community Plan;

feasibility• capable of development, in particular by

being within the capacity of existing or

proposed infrastructure (and with any timing

implications of infrastructure investment taken

into account in the potential phasing of

development);

• likely to be available: having a strong

probability that the land can be brought forward

for development during the plan period;

• capable of development without risk of

flooding (or without exacerbating existing

flooding implications elsewhere), in

accordance with the objectives of Policy

DP43 – minimising the risk of flooding.

233




Employment site acceptability and

sustainability

settlement character• compatible and not discordant with the

character and setting of the settlement (and

have the least impact on the environment

compared with alternatives);

• consistent with definition of Development

Limits (as indicated by Policy DP8)

• consistent with Policy DP10 requirements in

having no unacceptable impact on the role of

land in achieving the principles of green

wedges and spaces of townscape importance

defined under that Policy in the Development

Policies DPD;

• in accordance with the objectives of Policy

DP31 – seeking to protect and conserve

biodiversity; Policy DP35 – protecting water

resources; and Policy DP43 – minimising the

risk of flooding;

• capable of meeting the identified aspirations

for quality (see Policy DP32);

accessibility• in the optimum location in relation to the main

housing areas and new housing proposals;

• capable of making best use of transport

infrastructure and capacity;

• located close to an existing public transport

corridor or in a location with good public

transport accessibility;

• in a location which provides maximum

accessibility by non-car modes;

local issues• capable of meeting particular local needs and

circumstances, particularly the priorities for

economic development expressed in Core

Policy CP12 and Development Policy DP16;

• supported by local views, as expressed in

consultation and through the work of the

Hambleton Sustainable Community Plan,

as to how individual settlements should or

should not develop;

• capable of making a contribution towards

achieving a sustainable community, including

delivering wider community benefits;

feasibility• capable of development, in particular by

being within the capacity of existing or

proposed infrastructure (and with any timing

implications of infrastructure investment

taken into account in the potential phasing of

development);

• likely to be available: having a strong

probability that the land can be brought forward

for development during the plan period;

• capable of development without risk of

flooding (or without exacerbating existing

flooding implications elsewhere), in

accordance with the objectives of Policy

DP43 – minimising the risk of flooding.

234



2. THE SITE SELECTION PROCESS

UNDERTAKEN

2.1 The description of the principles and factors to

take into account set out above and in Section 2

reveals that the selection of sites for

development is inevitably a complex process –

even more so because of the extremely large

number of individual sites (nearly 800 District-

wide) that were identified either by the Council or

by others during consultation. Whilst this has

been a daunting prospect in terms of analysis,

this scale of proposals has been a clear

indication that engagement has been successful.

The process of selection involved reconciling the

requirements at three levels: quantity and

distribution; site acceptability and sustainability;

and timing. How in practice was this complicated

exercise undertaken? This commentary

describes the approach taken to identifying the

preferred package on which views were

subsequently canvassed at the Preferred

Options stage. A number of approaches might

have been adopted, ranging from detailed

quantified comparison of all sites based on

measurement of all variables (weighted to reflect

their significance), through to comparison

between sites using more straightforward

principles of selection or rejection.

2.2 Whilst detailed quantification approaches may

appear to give an objective assessment,

ultimately their conclusions depend on the

difficult task of measurement and comparison

between inevitably disparate variables – and

thus on subjective measures and weighting.

The approach adopted in formulating the

Allocations DPD focused firstly on the

acceptability and sustainability merits of

individual sites – designed to reflect

commonsense principles in a simple step-by-

step process, by categorising sites and focusing

on the main strategic choices and preferences.

Secondly the process was cyclical, in order to

deal with the other necessary ingredients, of

quantity and distribution, and timing. The

accompanying Sustainability Appraisal both

validated the suitability of this approach in the

Hambleton context, and provided a commentary

on the conclusions reached.

2.3 Putting the various considerations together,

the overall approach adopted (for all land use

categories) within each Sub Area at the

Preferred Options stage was therefore as

follows:

1 undertake a strategic analysis of the

Service Centre and Service Villages,

considering the development constraints and

opportunities for each, drawing together

information on all the issues identified above,

using the background evidence collected to

support the LDF, including for example flood

risk assessments, the Strategic Housing Land

Availability Assessment (and the preceding

Urban Potential Study) and nature

conservation designations. The key elements

of this analysis are presented in relation to

each settlement in the Sub Area Sections

4 - 8;

2 discard all sites clearly contrary to the

strategy contained in the Core Strategy:

sieve all the sites suggested through

consultation, and reject those clearly

strategically unacceptable, because of

location in relation to a settlement in a level of

the hierarchy not designated for development

(or potentially where other constraints

unequivocally render the site unacceptable).

Only sites relating to the Service Centre and

Service Villages are considered in the Sub

Area Sections 4 - 8 of the DPD – all other

sites (ie. those contrary in locational terms to

the Core Strategy) were discounted at this

stage. It should be noted also that only sites

put forward greater than the adopted

threshold (see para. 2.30) of 0.30 hectares

(or 10 dwellings or more) were considered

further;

235



3 identify through the sequential searchprocess those scattered sites clearlywithin the Service Centre (and the ServiceVillages) which are sustainable anddevelopable: this selection was made fromthe remaining sites, and involved at this stepprovisionally identifying those scattered siteswhere development is clearly acceptable,such as developable brownfield sites locatedwithin the main settlements. The selectionhere followed directly the first stages in thesequential approach, described in paras. 2.15and 2.25 above. Where sites within theService Centre were not consideredsustainable and developable, the logic for therejection was documented, and support forthis rejection canvassed through thePreferred Options consultation;

4 identify and evaluate packages ofalternatives from within the remainingsites: having formed an initial view whichsieved out those sites clearly unacceptableand acceptable, those sites that remainedwere proposed to be main focus of analysisand public discussion. Based on the broadstrategic analysis in Step 1, a number ofdiscrete geographical directions of growthwere provisionally identified for each ServiceCentre (and where appropriate the ServiceVillages), in some cases constitutingpackages of sites best considered togetherfor development, in a co-ordinated andphased manner. This related in particular tohousing proposals, but options for the otherland use categories, especially employmentwere also considered. In the case of housing,provisional phases of land release were alsoidentified. The suggested DevelopmentLimits, taking account of the preferredalternatives, were also defined at this pointfor these settlements. The logic for therejection of alternative sites at this step wasdocumented and views canvassed throughthe Preferred Options consultation;

5 for Secondary Villages, review theDevelopment Limits and consider anyexceptional justification for allocations.Development Limits in these Villages were

proposed for public comment. Their definition,following Policy DP8, reflected the intentionsof defining the hierarchy of settlements inPolicy CP4 to guide the appropriatedistribution of development – thusopportunities for development within theproposed boundaries in these settlementswere likely to be very limited. As Policy CP6indicates, allocations for housing will only beadvanced in exceptional circumstances in theSecondary Villages. Exceptionally thereforeallocations were suggested for consideration,in particular where it could enable majorenvironmental improvements that cannot beachieved in any other way, or would similarlyrepresent the only solution to overcomeserious infrastructure problems;

6 measure the total quantities, distributionand timing of availability of sites identifiedthrough Steps 3, 4 and 5 for housing andemployment – and compare with therequirements of the Core Strategy (in termsof quantity, distribution and timing);

7 revisit as necessary Steps 3, 4 and 5 toestablish an overall preferred packagemeeting Core Strategy requirements:adjusting the selection process (taking orrejecting marginally acceptable sites) toensure that the end result – in the form of thePreferred Options package for consultation –matched the requirements of the CoreStrategy (and other guidance) in terms ofquantity, distribution and timing.

2.4 As Annex 2 explains, the package of sites, andthe alternatives rejected, were then subject ofconsultation at the Preferred Options stage.Subject to further refinement, in the light ofconsultation responses at that stage, andinformed and refined by the details of the SHLAA(November 2008), the resultant package ofproposals constitutes the Allocations made inthis DPD. Section 9 of this report explains howthis package continues to meet the overallrequirements of the Core Strategy in terms ofscale, distribution and timing.

236



ANNEX 4

STRATEGIC INFRASTRUCTURE PLAN

1. INTRODUCTION

1.1 The introduction to this DPD (paras. 1.18 – 19)

stresses that one of the key functions of the LDF

is to ensure that sufficient infrastructure is

available to support the spatial development of

the District. PPS12 (Local Spatial Planning)

emphasises this crucial concern, and defines the

role that the LDF needs to play.

1.2 Throughout this document, the key strategic

infrastructure requirements have been identified

– for each Sub Area in the introduction to each

Section, and in relation to the particular

implications of each allocation. This Annex draws

these ingredients together. It provides an overall

review of the infrastructure capacity and needs

of the District, and thus constitutes the Strategic

Infrastructure Plan that underpins the delivery of

the LDF strategy. It identifies where new

infrastructure is likely to be required but it only

gives a snapshot of the requirements as known

at the time of the preparation of this DPD and

based on evidence from 2008-2009. At the time

of development coming forward all infrastructure


light of the needs at the time and the tests of

Government Circular 05/2005 (Planning



122. In particular that they are relevant to

planning; necessary to make the proposed

development acceptable in planning terms;

directly related to the proposed development;

fairly and reasonably related in scale and kind to

the proposed development; and reasonable in all

other respects.

1.3 A Supplementary Planning Document (SPD)

concerning Infrastructure Delivery will be

prepared which will supplement this analysis. It

will provide further details of the types of

infrastructure required and specific needs, and

practical details of how it is intended to secure

each infrastructure element. This will include the

intended methods of achieving the necessary

funding, and where appropriate the financial

procedures that will be employed to calculate the

scale and timing of contributions. It will, for

example, indicate the mechanism of determining

appropriate scales of contribution from different

developments, where some or all of the funding

will be derived from developer contributions. The

SPD will also allow for the consideration of an

up-to-date viability assessment in the calculation

of contributions to be derived from the developer

towards infrastructure at the time of a proposal

coming forward. This SPD, together with the

infrastructure context established in this Annex,

will help provide the means of implementing the

Community Infrastructure Levy (CIL) that has

been introduced by the Government should the

Council decide to use this system and, if not, a

basis for determining developer contributions

through the continued use of Section 106

agreements.

1.4 This Annex considers in Section 2 the scale of

change that needs to be accommodated over the

plan period, the main features of the distribution

of that change, and the main specific proposals

which have been made in this DPD to achieve

that change. This sets the context, in terms of

the general scale of the task, for the review of

infrastructure needs and capacity in Sections 3

and 4.

1.5 Section 3 addresses infrastructure requirements

by infrastructure category, which offers the

opportunity to consider the adequacy of existing

provision, future provision required to

accommodate change, and the requirements

likely to be made of individual infrastructure

providers – and their capability to respond.

Section 4 takes an alternative view of

infrastructure requirements, organising the

analysis by location, and in particular considers

the particular combined infrastructure needs of

the settlements and major development

proposals defined in this DPD.

237



2. SCALE OF CHANGE UP TO 2026

Overall changes plan-area wide

2.1 From a total population of 84,123 in 2001 (2001

Census), and an estimated population of 85,100

in 2004 (NYCC Mid-Year Estimates, 2005) at the

start of the plan period, the population of the

Hambleton plan area is expected to rise to 99,100

by 2026 (2006-based Sub National Population

Projections), ie. a rise of 17.8% from 2004.

2.2 In terms of numbers of households, from 34,688

in 2001 (2001 Census), and an estimated 36,000

in 2004 (NYCC Mid Year Estimates, 2005) at the

start of the plan period, the total number of

households in the Hambleton plan area is

expected to rise to 45,000 by 2026 (NYCC Sub

Regional Household Projections, 2004 -

Revised), ie. a rise of 25% from 2004.

2.3 Similarly, growth is expected in the number of

jobs located within the plan area: from 48,000 in

2001, and an estimated 49,000 in 2004, to

56,300 by 2026 (ONS Crown Copyright

Reserved (from Nomis on 12 November 2008)).

Location and nature of major changes

2.4 This growth will of course not be equally spread

throughout the District. One of the particular

roles of the LDF is to provide a spatial strategy

for change, and to direct growth into the most

sustainable locations. The Core Strategy

defines a sustainable hierarchy of settlements,

where most growth and change will be located,

with the greatest amounts within the highest tier

– the Principal Service Centres (Northallerton

and Thirsk towns), followed by the Service

Centres of Bedale, Easingwold and Stokesley.

2.5 The relative proportions of housing development

proposed for the period 2004 – 2026 in each of

these settlements, in relation to the total plan

area provision (6,540 homes) is as follows,

reflecting the proposals made in this DPD:

• provision within all 5 Service Centres will

amount to 5,412 homes – ie. 82.3%;

• within these centres, the two Principal

Service Centres of Northallerton (1,987

homes) and Thirsk (1,604 homes) will provide

3,591 homes – ie. 54.6% of the plan area

total;

• within the major development areas defined

in this DPD: North Northallerton, South West

Thirsk, Aiskew South and East, Stokesley

North West, Easingwold South East and

East, a total of 2,956 homes will be provided

out of the plan area total – ie. 45%;

• of these major development areas, North

Northallerton (965 homes) and South West

Thirsk (920 homes), will together provide

28.7% of the plan area total.

2.6 Sections 3 and 4 following consider the

infrastructure requirements of development of

this scale and in these locations.

238



3. INFRASTRUCTURE REQUIREMENTS BY

CATEGORY

3.1 Infrastructure – the facilities and resources

needed to support communities – takes many

forms. PPS12 encourages the widest view of

infrastructure, in order to embrace not just the

traditionally associated elements of physical

infrastructure (such as transport facilities, utilities

and waste disposal), but also environmental (or

“green”) infrastructure, which includes open

spaces, provision for biodiversity, and flooding

prevention; and social infrastructure, including

education, health, culture and leisure facilities.

A full listing of the categories considered in this

Annex is set out in Table A4.1.

3.2 This section reviews and provides a commentary

on infrastructure needs and capacities for all

these types of infrastructure.

3.3 An initial distinction is made between the key

strategic infrastructure requirements that are

identified in the Sub Area sections of this DPD –

shown asterisked in Table A4.1, and the other

categories of infrastructure. Details of each of

the key requirements are considered in detail by

location in the following Section 4. However, an

overview by infrastructure category is provided of

the location of the key strategic requirements in

Table A4.2.

239



TABLE A4.1: INFRASTRUCTURE

CATEGORIES

1. PHYSICAL INFRASTRUCTURE

Transport

• * Public transport

• * Highways

• * Parking

• * Footpaths & cycleways

• * Facilities at railway stations

Utilities & Waste

• * Water

• * Sewerage & sewage disposal

• * Electricity

• Gas

• Waste

• * Renewable energy

• Telecoms

2. ENVIRONMENTAL & GREEN

INFRASTRUCTURE

• * Flood prevention

• * Open spaces

• Biodiversity

3. SOCIAL INFRASTRUCTURE

Social and community services

• * Education

• * Health

• Emergency services (police, fire,

ambulance)

• * Community facilities

• Rural service facilities (eg. post offices,

pubs, shops)

Leisure and culture

• Libraries

• Cultural facilities

• Historic buildings

• Religious facilities

• * Playing pitches

• * Play areas

* specific requirements for these keyStrategic Infrastructure categories are setout in each Sub Area Section.

240



Sub

Are

as

Bed

ale

Easi

ngw

old

Nor

thal

lert

on

Stok

esle

yTh

irsk

Loca

tion

Sub Area wide Bedale / Aiskew / Leeming Bar

Bedale / Aiskew Town

West Tanfield

Sub Area wide

Easingwold Town

Sub Area wide North Northallerton Area

Northallerton Town

East Cowton

Sub Area wide

Stokesley Town

Thirsk Town / SubAreawideThirsk South West AreaDalton Airfield

1. P

hysi

cal

Infr

astr

uctu

re

Pub

lic tr

ansp

ort

•

•

H

ighw

ays

• •

•

•

• P

arki

ng

•

Fo

otpa

ths

&

cycl

eway

s

•

•

•

Faci

litie

s at

railw

ay

stat

ions

•

•

Wat

er s

uppl

y

•

•

Sew

erag

e &

sew

age

disp

osal

• •

•

•

• •

• •

•

• •

Ele

ctric

ity

•

2. E

nviro

nmen

tal &

G

reen

Floo

d pr

even

tion

•

•

O

pen

spac

es

•

•

•

3. S

ocia

l In

fras

truc

ture

Edu

catio

n •

•

• •

• •

•

• •

•

Com

mun

ity fa

cilit

ies

•

P

layi

ng p

itche

s

•

•

Tab

le A

4.2

: Il

lus

tra

tiv

e G

uid

e t

o K

ey

Str

ate

gic

In

fra

str

uc

ture

Re

qu

ire

me

nts

’C

orr

ect

at

the

tim

e o

f p

rep

ara

tio

n o

f th

is D

PD

an

d b

ase

d o

n e

vid

en

ce f

rom

20

08

– 2

00

9.

3.4 The following commentaries provide an overview

of the infrastructure position relating to each

category, in terms, where known, of the existing

capacity and capability to support the scale and

location of development being advanced in the

LDF. Where possible this refers to the ongoing

dialogue with the identified infrastructure

agencies and partners. It also refers to the

relevant policy approach of the LDF towards the

support for the retention of existing

infrastructure, and the provision of additional

facilities. However it only gives a snapshot of the




coming forward all infrastructure requirements

will need to be considered in the light of the

needs at the time and the tests of Government

Circular 05/2005 (Planning Obligations) and the

statutory tests in Community Infrastructure Levy

(CIL) Regulation 122.

1. PHYSICAL INFRASTRUCTURE

Transport

Public transportThe Council is in ongoing discussions with North

Yorkshire County Council (NYCC) in relation to

proposals within the context of the Local

Transport Plan (LTP) and also the development

of the County’s Service Centre Plans.

The Council is also in liaison with NYCC,

Network Rail, bus and rail operators to discuss

improvements to public transport within

Hambleton, specifically in relation to transport

interchange proposals at Northallerton and

Thirsk Rail Stations.

All involved parties have expressed strong

support for the development of these proposals.

HighwaysHighway proposals identified in the Allocations

DPD are supported by Policy DP16 in the

Development Policies DPD. The main specific

measures proposed include the upgrading of A1

to motorway standard through Hambleton

District, the A684 Bedale/Aiskew/Leeming Bar

(BALB) Relief Road, the North Northallerton Link

Road as part of the North Northallerton

development proposals, an improved junction on

the A168 south of Sowerby as part of the South

West Thirsk development proposals, and

improvements to the access road across the

River Swale at Dalton Industrial Estate.

Funding for these proposals will be provided by

Central Government for the A1 upgrade, the

Regional Transport Board for the A684 BALB

Relief Road and financial contributions from the

developers of local development sites in

Northallerton and Thirsk for the North

Northallerton Link Road and A168 junction

improvements at Sowerby respectively.

Improvements to the access road between

Topcliffe and Dalton may be required and funded

by local businesses located at Dalton industrial

Estate should they seek to expand their premises.

The views of the Highways Agency will continue

to be sought on capacity issues relating to new

development proposals on the Strategic Road

Network. The Council is in regular liaison with

the Highways Agency in relation to traffic

modelling work being undertaken which

assesses the impact of proposed development

on the Strategic Road Network. The results of

this modelling work will inform the Council and

Highways Agency about any likely requirements

for further improvements to the Strategic Road

Network within or impacting upon Hambleton

District.

ParkingA key proposal for car parking exists in Bedale

(BC1 – Gateway Car and Coach Park). This

proposal is likely to be incorporated with, though

is not reliant upon, Proposal BC2 (the A684

BALB Relief Road).

241





242

The Council continues to be in discussions with

North Yorkshire County Council Highways about

this proposal and funding arrangements are

being explored. It is envisaged that the

development of this Car and Coach Park will tie

in with the land acquisition and construction of

the A684 BALB Relief Road.

The intention is to ensure that once the BALB

Relief Road is in place, levels of traffic

congestion in Bedale Town Centre will decrease

whilst facilities will be provided to encourage

people travelling along the A684 to visit Bedale

Town Centre.

Footpaths & cycleways A number of key footpath and cycleway linkages

have been identified across the District. They

have been designed to achieve more sustainable

settlements, by promoting sustainable (and

healthy) alternatives to car-based travel.

These key proposals have been identified for

Bedale, Easingwold and Stokesley and its

villages. Developers of related development sites

in these respective areas will be required to

make financial contributions towards the

provision of the footpaths and cycleways.

The Council will also be in liaison with

organisations such as Sustrans and CTC to gain

their input and possible funding towards

delivering these proposals.

Facilities at railway stationsImprovements to facilities are sought through the

transport interchange proposals at Northallerton

and Thirsk Rail Stations (NC2 and TC2).

Facility enhancements proposed include

covered, secure cycle parking; better bus/rail

interchange arrangements; improvements to

passenger information systems; waiting areas;

toilet / baby changing facilities and refreshments

as well as increased parking capacity and taxi

facilities.

Funding will be sought from the train operating

companies (East Coast, TransPennine Express,

Grand Central Trains) and from North Yorkshire

County Council (NYCC) through its Local

Transport Plan and Project Prioritisation Scheme

and also from other regional funding allocations.

This should be possible, in the case of

Northallerton, as the proposal is identified

specifically in Policy T3 of the former Regional

Spatial Strategy*.

Proposals will need to contribute towards

sustainability criteria used by NYCC to prioritise

projects for funding. Proposals will also need to

conform with Network Rail’s ‘Rail Utilisation

Strategy’.

As mentioned under Public transport above, the

Council has been, and continues to be, in

discussions with the key stakeholders (NYCC,

Network Rail, train operating companies) to

identify how these proposals will be realised. All

parties strongly support the principles of

Proposals NC2 and TC2.

Utilities & Waste

WaterThe Council has held discussions with Yorkshire

Water and Northumbrian Water regarding site

proposals and broader strategic infrastructure

issues relating to water supply (see below). Both

companies have submitted comments which are

incorporated into the policies and proposals

within the Allocations DPD.

Yorkshire Water:

The public water supply network may have to be

upgraded in order to serve new development

within the District.

Northumbrian Water:

Specific issue of existing low mains pressure in

Stokesley and Great Broughton and off-site

mains reinforcement will be required prior to

development.




243

The Council will continue to liaise with both water

companies on strategic water supply

infrastructure issues across the District as well

as on a site-by-site basis. They offer broad, ‘in

principle’ support to the proposals set out in the

Allocations DPD and remain keen to be involved

as the plan progresses.

Sewerage & sewage disposalThe Council has held discussions with Yorkshire

Water and Northumbrian Water regarding site

proposals and broader strategic infrastructure

issues relating to sewerage, sewage disposal

and drainage (see below). Both companies have

submitted comments that are incorporated into

the policies and proposals within the Allocations

DPD.

Yorkshire Water:

The public sewer network may have to be

upgraded in order to serve new development

within the District.

Developers of new developments in Leeming

Bar may be required to contribute to the

upgrading of a Waste Water Treatment Works

(WWTW) at Leeming Bar if the development is

brought forward before its identified phased

release and prior to the water company’s

planned improvements. This will be dependent,

in part, on future industrial users at the proposed

extension site at Leeming Bar Industrial Estate.

The sewerage and sewage disposal network is

to be remedied at Bedale, Easingwold and East

Cowton as part of the development of the

proposed allocated sites.

Significant works will also be undertaken relating

to sewerage and sewage disposal infrastructure

at the key development areas of North

Northallerton and South West Thirsk.

Northumbrian Water:

The sewage treatment works is to be remedied

at Great Broughton.

The Council will continue to liaise with both water

companies on strategic sewerage, sewage

disposal and drainage infrastructure issues

across the District as well as on a site-by-site

basis. They offer broad, ‘in principle’ support to

the proposals set out in the Allocations DPD and

remain keen to be involved as the plan

progresses.

ElectricityThe Council will be working with the electricity

companies and providers to ensure that a

sufficient supply of energy is available to meet

the requirements of existing and new

development across the District.

An issue of supply has been identified at

Northallerton, where an increase in provision

may be necessary to meet the proposals at

North Northallerton and the wider town. The

Council is discussing this with the energy

companies and also Yorkshire Forward to ensure

that this requirement is met.

GasThe Council will be working with the gas

companies and providers to ensure that a

sufficient supply of energy is available to meet

the requirements of existing and new


WasteNorth Yorkshire County Council (NYCC)

withdrew its Waste Core Strategy from Public

Examination in November 2008. Therefore,

further work on its Minerals Core Strategy, Site

Allocations DPDs and a Minerals and Waste

Safeguarding DPD, together with SPDs on

Waste Minimisation and Mineral Site

Reclamation has been halted.

It is expected that a substantial review of the

County Council’s Minerals and Waste

Development Scheme will take place by early

2009.



244

The Council will continue to liaise with NYCC

and be involved in the Minerals and Waste LDF

process as a statutory consultee. The Council

will incorporate any necessary amendments to

its LDF, relating to Minerals and Waste issues,

as and when they arise.

The Proposals Map for the Hambleton LDF will

need to show any safeguarding areas and

minerals and waste site allocations in its plan

area when the County Council adopts its

Minerals and Waste DPDs.

Renewable energyRenewable energy proposals in the Allocations


Development Policies DPD. The main specific

measures proposed relate to development at

North Northallerton (NM5) and South West

Thirsk (TM2).

Whilst no specific renewable energy schemes

are identified at this stage, suitable opportunities

to maximise sustainable renewable energy

generation should be taken as part of the wider

development proposals. In the cases of North

Northallerton and South West Thirsk, good

opportunities exist for Combined Heat and

Power (CHP). However, other renewable

sources will also be explored.

The Council will continue discussions with

renewable energy companies and developers to

explore appropriate ways in which renewable

energy can be sourced, accommodated and

funded as part of the new development proposed

in the Allocations DPD.

TelecommunicationsThe Council will be working with the

telecommunication companies and providers to

ensure that a sufficient network is available to

meet the requirements of existing and new


2. ENVIRONMENTAL & GREEN

INFRASTRUCTURE

Flooding preventionFlood prevention proposals in the Allocations


Development Policies DPD. The proposals are

also set within the context of PPS25.

The main specific proposals for flood prevention

will relate to North Northallerton (NM5). In

particular, these will relate to Proposals NM5A,

NM5B and NM5D. Financial contributions will be

required from the developers of those sites and

also the Environment Agency, who have an

existing Flood Risk Management Scheme for

the area.

The Environment Agency’s existing Flood Risk

Management Scheme requires additional

hydrological and hydraulic modelling to better

understand the scheme, the required storage

measures and the interaction of the nearby

becks in times of flood. The Environment Agency

will commission this work, revise the design of

the scheme to reflect improved information, and

undertake the business and economic

justification required to secure funding for the

scheme.

It is the intention of the Council to continue to

liaise with the Environment Agency and

developers and work together to provide suitable

flood alleviation measures to mitigate any

flooding issue in this key development area.

Open spacesOpen space proposals in the Allocations DPD

are supported and set in the context of Policy

DP37 in the Development Policies DPD.

These proposals are specifically identified at

Northallerton (NC1), North East Thirsk (TC1)

and Bedale (BC4).



245

Financial contributions will be required from

developers of allocated sites in Bedale,

Northallerton and Thirsk to contribute towards

the provision of these open spaces (parkland).

It is also anticipated that funding will be sought

from organisations such as Sport England,

English Heritage and the Big Lottery Fund,

particularly in Bedale.

The Council will liaise with developers, town and

parish councils to ensure the provision,

management and maintenance of these assets.

BiodiversityThe policy context for biodiversity issues is

provided by Policy DP31 of the Development

Policies DPD. Policy DP31 seeks to protect

existing resources – but also encourage new

provision.

In addition to the recognised National

Biodiversity Action Plan (BAP) targets and

objectives, the Hambleton BAP lists other

pressing local objectives, targets and actions

relating to both habitat protection and habitat

creation within the District. Where appropriate,

the Council will seek to contribute towards these

through liaison with other statutory organisations,

stakeholders and developers when taking

forward policies and proposals identified in the

Allocations DPD.

3. SOCIAL INFRASTRUCTURE

Social and community services

EducationThe Council has been, and continues to be in

regular discussions with NYCC’s Children and

Young People Service, as the local education

authority.

Substantial requirements have been identified for

additional primary school provision as key

infrastructure for selected areas across the

District, where large amounts of new

development are proposed (eg. Northallerton

and Thirsk).

The requirement for additional primary school

places as a result of development in North

Northallerton can be dealt with by schools across

Northallerton. Targeting specific schools within

catchments to meet this need will not be possible

as, in the case of Applegarth Primary School,

there is no further room for expansion. Where

additional facilities will be required, these will be

funded through developer contributions and

located at schools where they can be

accommodated physically.

The provision of a new primary school relating to

the development at South West Thirsk is

identified and will be funded through developer

contributions.

Additional capacity at identified primary schools

can be met and funded by developer

contributions, as identified in Table A4.3 below.

The impact on secondary school places by the

allocations identified across the District will be

less severe, with surplus capacity at all of the

secondary schools in Hambleton.

Funding for additional primary school place

provision will be sought, for the most part,

through financial contributions from developers

of related development sites that have an impact

on existing provision. The implementation of this

extra provision will be undertaken by NYCC as

the local education authority.

HealthThe Council continues to maintain a dialogue

with NHS North Yorkshire and York Primary Care

and Hospital Trusts, GPs and other key

healthcare commissioners and providers to

ensure that there is a collaborative relationship

to respond to changing needs and demands for

health care in Hambleton as a result of any new

development identified in the Allocations DPD.



246

NHS North Yorkshire and York has confirmed

that, in general terms, its commissioning plans

will meet health care requirements in scale and

location over the plan period (up to 2026), and

will be responsive to the identified need related

to proposals in the Allocations DPD. It has also

stated its support for the sustainable hierarchy

approach to development set out in the Council’s

Core Strategy.

Emergency servicesYorkshire Ambulance Service:

The Council has met and will continue to liaise

with Yorkshire Ambulance Service as part of the

identification of site proposals within the

Allocations DPD.

The Ambulance Service has confirmed that it will

continue to work with the NHS North Yorkshire

and York in making any arrangements that are

required to meet any changes in demand due to

the affects of new developments and proposals

within Hambleton District expressed through the

Allocations DPD.

North Yorkshire Fire and Rescue Service:

The Council has met and will continue to liaise

with North Yorkshire Fire and Rescue Service as

part of the identification of site proposals within

the Allocations DPD. No infrastructure constraint

issues in relation to this service have been

identified at this stage.

North Yorkshire Police:

The Council will continue to liaise with North

Yorkshire Police and its Rescue Service as part

of the identification of site proposals within the

Allocations DPD. The Council will be regularly

consulting with Police Architectural Liaison

Officers (PALOs) to apply ‘Secure By Design’

principles and also design out crime within the

context of Policy DP32 of the Development

Policies DPD.The Council will also be

encouraging developers to consult with PALOs.

It is the intention of the Council to liaise closely

with North Yorkshire Police on all aspects of

development across the District where there may

be resource and infrastructure implications and

crime and disorder related issues for the Police.

Where these are identified the Council will work

with the Police to seek appropriate measures

and solutions.

Community facilitiesThe Council will be seeking to improve existing

community facilities through the provision of new

developments identified through the Allocations

DPD.

Community schemes and initiatives have been

identified through the community planning

process and, where possible, will be contributed

to through policies, proposals and developer

contributions identified in the Allocations DPD

(e.g. CCTV to improve safety in Northallerton

town centre).

Rural service facilities (eg. post offices, pubs,shops)The retention of existing infrastructure in rural areas

(eg. post offices, pubs and shops) and, indeed,

to seek to provide more is supported through

Policy DP5 of the Development Policies DPD.

In some cases, where development is proposed,

for example in Crakehall, developer contributions

will be required to provide improvements to

facilities at the existing local village hall. This

opportunity was identified through the

Community Planning process.

Leisure and culture

LibrariesThe Council will work with NYCC to ensure that

the provision of library facilities meets the

requirements of existing and future needs

relating to proposals within the Allocations DPD.



247

The sustainable hierarchy (set out in Policy CP4

of the Core Strategy) and proposals within the

Allocations DPD will be used as a basis to target

service provision across the District, identify

need and maximise accessibility. The Council will

continue to liaise with NYCC to achieve this.

Cultural facilitiesThe Council will be seeking to provide

contributions towards existing and new cultural

facilities through the provision of new

developments identified through the Allocations

DPD.

Cultural facilities and initiatives are to be

identified through the community planning

process and, where possible, be contributed to

through policies, proposals and developer

contributions identified in the Allocations DPD.

Access to such cultural facilities is a key

consideration within Community Planning and

the LDF. Measures will be sought to ensure that

suitable access to cultural facilities within the

District, and also to neighbouring main centres

outside the District, is available to the population

of Hambleton.

Historic buildingsThe policy context for the protection of historic

buildings and archaeology can be found in

Policies DP28 and DP29 of the Development

Policies DPD.

There are many historic buildings at risk of decay

throughout the District and any relevant new

proposals will need to take account of this.

Reference should therefore be made to the

‘Buildings At Risk’ register as well as

Conservation Area Appraisals, which identify

buildings and areas for improvement.

Religious facilitiesThe policy context for the provision, loss or

retention of places of worship is provided in

Policy CP3 of the Core Strategy and also Policy

DP5 in the Development Policies DPD.

The Council will seek to work with the local

community as part of the Community Planning

process to identify need for places of worship

with regard to new development, the retention

and protection of existing facilities where need is

demonstrated and the prevention of a loss of

facilities where need exists.

Playing pitchesThe policy context for the provision of such

facilities can be found in Policy DP37 of the

Development Policies DPD.

Sport and recreation facilities, including playing

pitches, have been identified at the key

development proposals of North Northallerton

(NM5G) and South West Thirsk (TM2E). These

facilities will be funded through developer

contributions and also from organisations such

as the Football Foundation, the Rugby Football

Union, the Big Lottery Fund and Sport England.

The Council will continue to liaise with sports

and leisure organisations to provide high quality

facilities, including sports pitches, across the

District.

Play areasThe policy context for the provision of such

facilities can be found in Policy DP37 of the

Development Policies DPD.

Play areas will be provided in locations where

there is a need (i.e. in some new housing

developments) and will be funded through

financial contributions from developers under the

planning applications process and the provisions

of Policy DP2 in the Development Policies DPD.



248

4. INFRASTRUCTURE REQUIREMENTS BY

LOCATION

4.1 The following Table A4.3 provides more specific

information about the nature, funding,

implementation agency and timing of the key

infrastructure elements associated with the

development strategy defined in this DPD for

different Sub Areas, settlements and specific

major development proposals. It only gives a

snapshot of the requirements as known at the

time of the preparation of this DPD and based on

evidence from 2008-2009. At the time of

development coming forward all infrastructure


light of the needs at the time and the tests of

Government Circular 05/2005 (Planning


Community Infrastructure Levy (CIL)

Regulation 122.



249

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

Bedale

Sub A

rea P

HY

SIC

AL

Tra

nsp

ort

Hig

hw

ays

A1 D

ishfo

rth to

B

arto

n U

pgra

de:

Moto

rway

upgra

din

g

Incr

ease

hig

hw

ay

safe

ty

and im

pro

ve

effici

ency

Cost

:

c.£362m

Fundin

g:

Centra

l Gove

rnm

ent

Imple

menta

tion: H

ighw

ays

A

gency

:- P

hase

1:

(2009-1

2: D

ishfo

rth to

Leem

ing

Bar);

Phase

2:

(post

2012: L

eem

ing B

ar -

B

arto

n).

Managem

ent &

Main

tenance

: H

ighw

ays

Agency

Hig

hw

ays

A

gency

P

hase

1 s

tarts

in

Sprin

g 2

009

Sch

em

e c

om

mitted.

Appro

val g

iven in

M

arc

h 2

008.

C

ritic

al to th

e

imple

menta

tion o

f the

BA

LB

Relie

f Road

(Pro

posa

l BC

2).

SO

CIA

L

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

See s

chem

es

under e

ach

se

ttlem

ent

belo

w.

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

See s

chem

es

under e

ach

se

ttlem

ent.

NY

CC

Child

ren

& Y

oung

People

as

loca

l educa

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

See s

chem

es

under e

ach

se

ttlem

ent.

See s

chem

es

under

each

settlem

ent.

Beda

le Su

b Ar

ea

PH

YS

ICA

L

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

the p

ublic

sew

er

netw

ork

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

See s

chem

es

under e

ach

se

ttlem

ent.

May

require

fu

ndin

g fr

om

Y

ork

shire

W

ate

r and/o

r deve

loper

contri

butio

ns

Rela

ted to

tim

ing o

f deve

lopm

ent

See s

chem

es

under e

ach

se

ttlem

ent.

See s

chem

es

under

each

settlem

ent.

Tab

le A

4.3

: Il

lus

tra

tiv

e G

uid

e t

o I

nfr

as

tru

ctu

re b

y L

oc

ati

on

Corr

ect

at th

e tim

e o

f pre

para

tion o

f th

is D

PD

and b

ase

d o

n e

vidence

fro

m 2

008 –

2009. A

t th

e tim

e o

f deve

lopm

ent

com

ing f

orw

ard

deve

lopers

will

need t

o li

ais

e w

ith s

erv

ice a

nd u

tility

infr

ast

ruct

ure

pro

viders

to e

stablis

h t

he in

frast

ruct

ure

needs

and c

ost

s arisi

ng f

rom

their d

eve

lopm

ent

pro

posa

ls.



250

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

PH

YS

ICA

L

Tra

nsp

ort

Hig

hw

ays

Relie

f Road –

div

erti

ng A

684

north

of B

edale

, A

iske

w a

nd

Leem

ing B

ar

Impro

ve tr

affic

congest

ion a

nd

safe

ty th

rough

settlem

ents

Cost

: c.

£38m

Fundin

g:

Regio

nal T

ransp

ort

Board

P

riorit

y Lis

t, C

entra

l G

ove

rnm

ent

Imple

menta

tion:

Hig

hw

ays

Agency

M

anagem

ent &

Main

tenance

: H

ighw

ays

Agency

N

YC

C H

ighw

ays

NY

CC

H

ighw

ays

R

egio

nal

Tra

nsp

ort

Board

H

ighw

ays

A

gency

Lin

ked to

A1

Upgra

de

impro

vem

ent –

parti

cula

rly th

e

pro

pose

d

A684/A

1

Leem

ing B

ar

junct

ion.

Due to

co

mm

ence

in

2012.

Sch

em

e a

ccepte

d

onto

the R

egio

nal

Tra

nsp

ort

Board

P

riorit

y Lis

t in O

ctober

2008.

Fundin

g n

ow

exp

ect

ed

to b

e a

vaila

ble

in p

erio

d

up to

2012/1

3 -

subje

ct

to p

oss

ible

slip

page

dependin

g o

n

com

petin

g s

chem

es

and p

rogre

ss o

n R

TB

unders

pend.

PH

YS

ICA

L

Tra

nsp

ort

Footp

ath

s &

cy

clew

ays

Impro

vem

ents

to

netw

ork

– c

hie

fly

com

pris

ing

Pro

posa

l BC

3

Pro

vide m

ore

su

stain

able

tra

vel o

ptio

ns

and p

rom

ote

health

Cost

: TB

C (i

ncludin

g B

edale

Brid

ge)

Fundin

g: D

eve

loper

contri

butio

ns

and o

ther s

ourc

es

(eg. S

ust

rans)

Im

ple

menta

tion: N

YC

C

Hig

hw

ays

, HD

C

Managem

ent &

Main

tenance

: N

YC

C H

ighw

ays

HD

C

Rela

ted to

tim

ing o

f deve

lopm

ent –

P

hase

2 (2

016 -

2021)

Deliv

ery

/ Im

ple

menta

tion w

ill occ

ur i

n P

hase

2 (2

016

– 2

021)

Beda

le / A

iskew

/ L

eem

ing

Bar

PH

YS

ICA

L

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

Leem

ing B

ar

Wast

e W

ate

r Tre

atm

ent

Work

s and

sew

era

ge

netw

ork

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

in L

eem

ing B

ar

Cost

: TB

C

Fundin

g: D

eve

loper

contri

butio

ns

from

site

s B

H2,

BH

3, B

H4, B

H5 a

nd B

M2 in

A

iske

w a

nd S

ites

BH

9, B

M4.

BE

1 a

nd B

C5 in

Leem

ing B

ar.

May

require

fundin

g fr

om

Y

ork

shire

Wate

r. Im

ple

menta

tion: Y

ork

shire

W

ate

r, deve

lopers

M

anagem

ent &

Main

tenance

: Y

ork

shire

Wate

r

York

shire

W

ate

r P

rior t

o a

nd

concu

rrent w

ith

the

deve

lopm

ent o

f co

ntri

butin

g

site

s – P

hase

2

(2016-2

021)

Crit

ical.

Nece

ssary

to fa

cilitate

deve

lopm

ent o

f those

si

tes

identifie

d.



251

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

S

OC

IAL

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional 4

2

prim

ary

sch

ool

pla

ces

(two

additional

class

room

s at

Ais

kew

, Leem

ing B

ar C

E

Prim

ary

Sch

ool)

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

Cost

: N

YC

C C

hild

ren &

Young

People

- £480,9

00

Fundin

g: D

eve

loper

contri

butio

ns

from

new

deve

lopm

ents

at S

ites

BH

2,

BH

3, B

H4, B

H5, B

H6 a

nd

BM

2 in

Ais

kew

and S

ites,

BH

9

and B

M4 in

Leem

ing B

ar

Imple

menta

tion: N

YC

C

Child

ren &

Young P

eople

as

loca

l educa

tion a

uth

orit

y M

anagem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

as

loca

l educa

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

as

loca

l educa

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

(Phase

s 2

and 3

).

Crit

ical –

two a

dditional

class

room

s to

meet

the n

eed fo

r 42 n

ew

sc

hool p

lace

s w

ill be

pro

vided a

t Ais

kew

, Leem

ing B

ar C

E

Prim

ary

Sch

ool a

t appro

pria

te tim

e –

durin

g P

hase

s 2 a

nd 3

(2

016-2

026).

The im

pact

on

seco

ndary

sch

ool

pla

ces

by

the

allo

catio

ns

will

be le

ss

seve

re.

There

is

surp

lus

capaci

ty a

t B

edale

Hig

h S

chool

whic

h N

YC

C

antic

ipate

s w

ill m

eet

dem

and in

the B

edale

S

ub A

rea b

ase

d o

n

current f

ore

cast

s.

Beda

le / A

iskew

To

wn

PH

YS

ICA

L

Tra

nsp

ort

Park

ing

Gate

way

Car &

C

oach

Park

–

Pro

posa

l BC

1

Impro

ved v

isito

r fa

cilitie

s fo

r B

edale

and

reduct

ion o

f co

ngest

ion in

to

wn c

entre

Cost

: TB

C

Fundin

g:

Partl

y fu

nded fr

om

deve

lopm

ent o

f exi

stin

g c

ar

park

s in

Bedale

, HD

C, N

YC

C

Imple

menta

tion:

HD

C, H

ighw

ays

Agency

M

anagem

ent &

Main

tenance

: N

YC

C H

ighw

ays

, HD

C

NY

CC

, HD

C

Lin

ked to

, th

ough n

ot

dependent

upon, t

he B

ALB

R

elie

f Road –

P

roposa

l (B

C2)

to o

ccur

(c. 2

012)

Pro

posa

l BM

1 m

ay

be

affe

cted b

y B

C1 n

ot

bein

g c

om

ple

ted in

te

rms

of p

rovi

sion o

f park

ing s

pace

s ava

ilable

in B

edale

.



252

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

E

NV

IRO

N-

ME

NTA

L

Open s

pace

s

Renais

sance

P

ark

– P

roposa

l B

C4

Impro

ved

enviro

nm

ent in

the to

wn c

entre

co

mpris

ing

park

land,

landsc

apin

g,

footp

ath

s and

cycl

ew

ays

, prim

arily

impro

ving

connect

ivity

betw

een

Ais

kew

and

Bedale

Cost

: c.

£471,2

00

Fundin

g:

Deve

loper c

ontri

butio

ns,

Y

ork

shire

Forw

ard

, The B

ig

Lotte

ry F

und

Imple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: P

aris

h C

ounci

l, H

DC

, NY

CC

HD

C,

York

shire

Forw

ard

, P

aris

h C

ounci

l

Subje

ct to

fu

ndin

g

pro

visi

on b

ut

rela

ted to

tim

ing

of c

ontri

butin

g

deve

lopm

ent.

Land o

wner u

nw

illing

to p

rovi

de la

nd a

t this

st

age.

C

PO

poss

ibilit

ies

to

acq

uire

the la

nd to

be

exp

lore

d.

Wes

t Tan

field

S

OC

IAL

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional 9

prim

ary

sch

ool

pla

ces

at S

t N

ichola

s C

E

Prim

ary

Sch

ool

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

Cost

: N

YC

C C

hild

ren &

Young

People

- £103,0

50

Fundin

g: D

eve

loper

contri

butio

n fr

om

new

deve

lopm

ent a

t Site

BM

3

Imple

menta

tion: N

YC

C

Child

ren &

Young P

eople

as

loca

l educa

tion a

uth

orit

y M

anagem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

as

loca

l educa

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

as

loca

l educa

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

(Phase

1)

Crit

ical –

additional

school p

lace

s w

ill need

to b

e s

upplie

d d

urin

g

Phase

1 to

meet

require

ment c

ause

d b

y th

e d

eve

lopm

ent o

f S

ite B

M3 s

chedule

d

for P

hase

1 (u

p to

2016).

The im

pact

on

seco

ndary

sch

ool

pla

ces

by

the

allo

catio

ns

will

be le

ss

seve

re.

There

is

surp

lus

capaci

ty a

t B

edale

Hig

h S

chool

whic

h N

YC

C

antic

ipate

s w

ill m

eet

dem

and in

the B

edale

S

ub A

rea b

ase

d o

n

current f

ore

cast

s.



253

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

Easin

gw

old

Sub A

rea

SO

CIA

L

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional

prim

ary

sch

ool

pla

ces

at

Help

erb

y/

Bra

fferto

n

Ship

ton,

Stillin

gto

n a

nd

Easi

ngw

old

Meet

educa

tional

require

ments

of

new

resi

dents

Cost

: P

hase

1 =

£207,4

60

Phase

2 =

£309,1

50

Phase

3 =

£240,4

50

Fundin

g:

Fully

funded b

y co

ntri

butio

ns

from

new

deve

lopm

ents

– in

E

asi

ngw

old

- (P

hase

1 =

207,4

60 =

90 u

nits

) EM

1,

(Phase

2 -

£286,2

50 =

130

units

) EH

1 a

nd E

H2,

and

(phase

3 -

£240,4

50 =

105

units

) EH

2 a

nd E

H3. A

t B

raffe

rton (E

H7)

(Phase

3 =

£34,3

50)

Ship

ton (E

H4) (

Phase

2 =

£22,9

00).

Stillin

gto

n (E

H6) (

Phase

3 =

£802,1

50).

Imple

menta

tion:

NY

CC

Child

ren &

Young

People

as

loca

l educa

tion

auth

orit

y

Managem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

as

loca

l educa

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

as

loca

l educa

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

Crit

ical –

additional

school p

lace

s w

ill need

to b

e s

upplie

d d

urin

g

Phase

s 1,2

and 3

to

meet r

equire

ment

cause

d b

y th

e

deve

lopm

ent o

f Site

s E

M1, E

H1, E

H2 a

nd

EH

3 in

Easi

ngw

old

and E

H4 a

t Ship

ton

Additional P

hase

1

fundin

g fr

om

outs

tandin

g

com

mitm

ents

(of

appro

x £490,9

65) w

ill also b

e re

quire

d.

Easin

gwol

d Su

b Ar

ea

PH

YS

ICA

L

Tra

nsp

ort

Footp

ath

s &

cy

clew

ays

Impro

vem

ents

to

netw

ork

P

rovi

de m

ore

su

stain

able

tra

vel o

ptio

ns,

pro

mote

health

Cost

: TB

C D

eve

loper c

ontri

butio

ns

and o

ther s

ourc

es

(eg.

Sust

rans)

Im

ple

menta

tion: N

YC

C

Hig

hw

ays

, HD

C

Managem

ent &

Main

tenance

: N

YC

C H

ighw

ays

HD

C

Rela

ted to

tim

ing o

f deve

lopm

ent

See s

chem

es

under

each

settlem

ent.



254

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

P

HY

SIC

AL

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

the p

ublic

sew

er

netw

ork

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

Cost

: TB

C

Fundin

g:

May

require

fundin

g fr

om

Y

ork

shire

Wate

r and/o

r deve

loper c

ontri

butio

ns.

Im

ple

menta

tion: Y

ork

shire

W

ate

r, deve

lopers

M

anagem

ent &

Main

tenance

: Y

ork

shire

Wate

r

May

require

fu

ndin

g fr

om

Y

ork

shire

W

ate

r and/o

r deve

loper

contri

butio

ns

Rela

ted to

tim

ing o

f deve

lopm

ent

See s

chem

es

under e

ach

se

ttlem

ent.

See s

chem

es

under

each

settlem

ent.

Nort

halle

rton S

ub A

rea

North

aller

ton

Sub

Area

P

HY

SIC

AL

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

the p

ublic

sew

er

netw

ork

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

See s

chem

es

under e

ach

se

ttlem

ent.

May

require

fu

ndin

g fr

om

Y

ork

shire

W

ate

r and/o

r deve

loper

contri

butio

ns

Rela

ted to

tim

ing o

f deve

lopm

ent

See s

chem

es

under e

ach

se

ttlem

ent.

See s

chem

es

under

each

settlem

ent.

North

No

rthall

erto

n

PH

YS

ICA

L

Tra

nsp

ort

Hig

hw

ays

Lin

k R

oad –

P

roposa

l NM

5F

Faci

litate

majo

r deve

lopm

ent

and

reduce

co

ngest

ion

Cost

: c.

£13m

Fundin

g:

All N

orth

alle

rton d

eve

lopm

ent

site

s to

contri

bute

(p

roporti

onate

to tr

ip

genera

tion),

Contri

butio

n fr

om

LTP

/ N

YC

C

Imple

menta

tion: d

eve

lopers

, N

YC

C, H

ighw

ays

Agency

M

anagem

ent &

Main

tenance

: N

YC

C H

ighw

ays

, Hig

hw

ays

A

gency

A

ll N

orth

alle

rton d

eve

lopm

ent

site

s to

contri

bute

(p

roporti

onate

to tr

ip

genera

tion),

Contri

butio

n fr

om

LTP

/NY

CC

NY

CC

, H

ighw

ays

A

gency

Com

ple

tion

2016

Crit

ical to d

eliv

ery

of

North

North

alle

rton

Are

a d

eve

lopm

ent



255

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

EN

VIR

ON

-M

EN

TA

L

Flo

od

Pre

ventio

n

Flo

od A

llevi

atio

n

Work

s To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

in th

e N

orth

N

orth

alle

rton

Are

a (a

nd a

lso

Bro

mpto

n)

Cost

: E

nvi

ronm

ent A

gency

Fundin

g:

Deve

loper c

ontri

butio

ns

from

P

roposa

l NM

5, E

nvi

ronm

ent

Agency

, oth

er

Imple

menta

tion: d

eve

lopers

, E

nvi

ronm

ent A

gency

M

anagem

ent &

Main

tenance

: E

nvi

ronm

ent A

gency

Deve

lopers

, E

nvi

ronm

ent

Agency

Alig

ned w

ith th

e

const

ruct

ion o

f th

e L

ink

Road

(NM

5F) –

late

r part

of P

hase

1

(2011-1

6)

Crit

ical to th

at p

art

of

North

North

alle

rton

Are

a e

ast

of

Darlingto

n R

oad a

nd

west

of t

he

North

alle

rton –

M

iddle

sbro

ugh

Railw

ay

SO

CIA

L

Leis

ure

& c

ultu

re P

layi

ng p

itches

Sports

Pitc

hes

and R

ecr

eatio

n

Use

s

Impro

ved

sporti

ng a

nd

recr

eatio

n

faci

litie

s (a

nd

acc

ess

to th

em

) to

meet t

he

needs

of

exi

stin

g a

nd

new

resi

dents

Cost

: H

DC

Fundin

g:

Deve

loper c

ontri

butio

ns

from

P

roposa

l NM

5 a

nd o

ther

sourc

es

such

as

Sport

Engla

nd, T

he F

ootb

all

Foundatio

n, R

ugby

Footb

all

Unio

n, T

he B

ig L

otte

ry F

und

and H

DC

Im

ple

menta

tion: D

eve

lopers

, H

DC

M

anagem

ent &

Main

tenance

: H

DC

HD

C

Rela

ted to

tim

ing o

f deve

lopm

ent in

North

N

orth

alle

rton –

P

hase

2 (2

016

onw

ard

s)

A k

ey

ele

ment o

f the

North

North

alle

rton

Are

a d

eve

lopm

ent

pack

age.

SO

CIA

L

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional

prim

ary

sch

ool

pla

ces

in

North

alle

rton a

t th

e fo

llow

ing

schools

: A

lverto

n In

fants

, B

ulla

moor

Junio

rs,

Apple

garth

P

rimary

,

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

Cost

: N

YC

C C

hild

ren &

Young

People

- £2,5

19,0

00

Fundin

g:

Deve

loper c

ontri

butio

ns

from

new

deve

lopm

ent o

n S

ites

NH

1, N

H2, N

H3, N

H4, N

M1,

NM

2, N

M4, N

M5A

, NM

5B

N

M5C

and N

M5D

Im

ple

menta

tion:

NY

CC

Child

ren &

Young

People

- as

loca

l educa

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

– a

s lo

cal e

duca

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

Crit

ical –

The

require

ment f

or

additional p

rimary

sc

hool p

lace

s as

a

resu

lt of d

eve

lopm

ent

in N

orth

North

alle

rton

can b

e d

ealt w

ith b

y sc

hools

acr

oss

N

orth

alle

rton.

Targ

etin

g s

peci

fic

schools

with

in

catc

hm

ents

to m

eet

this

need w

ill not b

e



256

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

B

rom

pto

n

Com

munity

P

rimary

and M

ill H

ill C

om

munity

P

rimary

.

Managem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

- as

loca

l educa

tion

auth

orit

y

poss

ible

as,

in th

e c

ase

of A

pple

garth

Prim

ary

S

chool, th

ere

is n

o

furth

er r

oom

for

exp

ansi

on.

The im

pact

on

seco

ndary

sch

ool

pla

ces

at t

he tw

o

schools

in N

orth

alle

rton

will

be le

ss s

eve

re.

There

is s

urp

lus

capaci

ty a

t A

llerto

nsh

ire S

chool

(11-1

4 y

ears

) and

North

alle

rton C

olle

ge

(14-1

8 y

ears

), w

hic

h is

antic

ipate

d to

meet t

he

dem

and fo

r pla

ces

yield

ed b

y allo

catio

ns.

EN

VIR

ON

-M

EN

TA

L

Open s

pace

s

Tow

n P

ark

P

rovi

de fo

r re

creatio

nal

needs

of a

ll exi

stin

g a

nd

new

resi

dents

Cost

: c.

£1,0

79,8

00

Fundin

g:

Funded b

y deve

lopm

ent

contri

butio

ns

from

all housi

ng

and m

ixed s

ite a

lloca

tions

in

North

alle

rton.

York

shire

Forw

ard

, The B

ig

Lotte

ry F

und

Imple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: Tow

n C

ounci

l / H

DC

partn

ers

hip

HD

C,

York

shire

Forw

ard

, Tow

n C

ounci

l

Subje

ct to

fu

ndin

g

pro

visi

on b

ut

rela

ted to

tim

ing

of c

ontri

butin

g

deve

lopm

ent.

Key

ele

ment o

f deve

lopm

ent p

ack

age

in N

orth

alle

rton (w

ith

Rom

anby)

M

anagem

ent a

nd

main

tenance

arrangem

ents

to b

e

agre

ed b

etw

een H

DC

and T

ow

n C

ounci

l.

North

aller

ton

Tow

n

PH

YS

ICA

L

Tra

nsp

ort

Public

Tra

nsp

ort

Inte

rchange:

Impro

vem

ents

to

North

alle

rton

Incr

ease

acc

ess

ibilit

y to

and u

se o

f public

transp

ort

Cost

: TB

C

Fundin

g:

Deve

loper c

ontri

butio

ns,

NY

CC

, N

etw

ork

Rail,

Bus

and R

ail

Opera

tors

Tim

ing T

BC

S

upport

rece

ived fr

om

N

etw

ork

Rail, ra

il opera

tors

and N

YC

C.



257

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

Faci

litie

s at

railw

ay

statio

ns

Sta

tion:

impro

ving

transp

ort

inte

rchange,

pla

tform

and

pass

enger

faci

litie

s

and re

duce

co

ngest

ion

Rail O

pera

tors

, LTP

– N

YC

C, R

egio

nal

Fundin

g A

lloca

tion

Imple

menta

tion:

Netw

ork

Rail,

Rail O

pera

tors

M

anagem

ent &

Main

tenance

: N

etw

ork

Rail,

Rail opera

tors

Partn

ers

hip

work

ing to

deve

lop fa

cilitie

s at

North

alle

rton a

nd

Thirs

k th

rough linka

ges

to s

take

hold

er

stra

tegie

s and p

lans.

SO

CIA

L

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional

prim

ary

sch

ool

pla

ces

in

North

alle

rton a

t th

e fo

llow

ing

schools

: A

lverto

n In

fants

, B

ulla

moor

Junio

rs,

Apple

garth

P

rimary

, B

rom

pto

n

Com

munity

P

rimary

and M

ill H

ill C

om

munity

P

rimary

.

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

Cost

: N

YC

C C

hild

ren &

Young

People

- £2,5

19,0

00

Fundin

g:

Deve

loper c

ontri

butio

ns

from

new

deve

lopm

ent o

n S

ites

NH

1, N

H2, N

H3, N

M1, N

M2,

NM

4, N

M5A

, NM

5B

NM

5C

and N

M5D

Im

ple

menta

tion:

NY

CC

Child

ren &

Young

People

- as

loca

l educa

tion

auth

orit

y M

anagem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

- as

loca

l educa

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

– a

s lo

cal e

duca

tion

auth

orit

y

Rela

ted to

tim

ing o

f deve

lopm

ent

Crit

ical –

The

require

ment f

or

additional p

rimary

sc

hool p

lace

s as

a

resu

lt of d

eve

lopm

ent

in N

orth

North

alle

rton

can b

e d

ealt w

ith b

y sc

hools

acr

oss

N

orth

alle

rton.

Targ

etin

g s

peci

fic

schools

with

in

catc

hm

ents

to m

eet

this

need w

ill not b

e

poss

ible

as,

in th

e c

ase

of A

pple

garth

Prim

ary

S

chool, th

ere

is n

o

furth

er r

oom

for

exp

ansi

on.

The im

pact

on

seco

ndary

sch

ool

pla

ces

at t

he tw

o

schools

in N

orth

alle

rton

will

be le

ss s

eve

re.

There

is s

urp

lus

capaci

ty a

t A

llerto

nsh

ire S

chool

(11-1

4 y

ears

) and

North

alle

rton C

olle

ge

(14-1

8 y

ears

), w

hic

h is

antic

ipate

d to

meet t

he



258

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

dem

and fo

r pla

ces

yield

ed b

y allo

catio

ns.

PH

YS

ICA

L

Utilities

& W

ast

e

Ele

ctric

ity

Impro

vem

ents

to

and e

xpansi

on

of e

xist

ing p

ow

er

supply

To e

nsu

re th

at

North

alle

rton

has

suffici

ent

supply

from

the

Natio

nal G

rid to

ca

ter f

or n

ew

deve

lopm

ent

Cost

: H

DC

Fundin

g:

York

shire

Forw

ard

Im

ple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: D

istri

ct /

Tow

n C

ounci

l

HD

C,

York

shire

Forw

ard

TB

C

Crit

ical to th

e p

rovi

sion

of n

ew

deve

lopm

ent in

North

alle

rton

PH

YS

ICA

L

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

sew

ers

and

pum

pin

g s

tatio

n

in v

illage c

entre

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

in E

ast

Cow

ton

Cost

: D

eve

loper,

York

shire

Wate

r Fundin

g:

Fully

funded fr

om

deve

lopm

ent

of S

ite N

H4

Imple

menta

tion:

Deve

loper,

York

shire

Wate

r M

anagem

ent &

Main

tenance

: Tow

n /

Paris

h C

ounci

l, In

tern

al

Dra

inage B

oard

, York

shire

W

ate

r

Deve

loper,

York

shire

W

ate

r, H

DC

Lik

ely

to o

ccur

prio

r to

deve

lopm

ent o

f S

ite N

H4 in

P

hase

1 (u

p to

2016)

Crit

ical to th

e

deve

lopm

ent p

roposa

l at S

ite N

H4 a

nd to

re

solvin

g e

xist

ing

dra

inage is

sues

in E

ast

C

ow

ton

East

Cow

ton

SO

CIA

L

Soci

al a

nd

com

munity

se

rvic

es

Educa

tion

Pro

visi

on o

f additional 1

3

prim

ary

sch

ool

pla

ces

at E

ast

C

ow

ton C

E

Prim

ary

Sch

ool

Meet

educa

tional

require

ments

of

exi

stin

g a

nd

new

resi

dents

Cost

: N

YC

C C

hild

ren &

Young

People

- £148,8

50

Fundin

g:

Deve

loper c

ontri

butio

ns

from

new

deve

lopm

ent a

t Site

NH

4

Imple

menta

tion:

NY

CC

Child

ren &

Young

People

– a

s lo

cal e

duca

tion

auth

orit

y M

anagem

ent &

Main

tenance

: N

YC

C C

hild

ren &

Young

People

– a

s lo

cal e

duca

tion

auth

orit

y

NY

CC

Child

ren

& Y

oung

People

– a

s lo

cal e

duca

tion

auth

orit

y

Lik

ely

to o

ccur

follo

win

g

deve

lopm

ent o

f S

ite N

H4 in

P

hase

1 (u

p to

2016)

Crit

ical to p

rovi

din

g

nece

ssary

educa

tion

pro

visi

on a

s a re

sult of

the d

eve

lopm

ent o

f S

ite N

H4.



259



260

Loca

tion

Infra

struc

ture

Ca

tegor

y Sc

hem

e Pu

rpos

e Re

quire

men

ts

(and

any g

aps)

Ag

ency

Ti

min

g Co

mm

ents

(ri

sk, c

ritica

lity)

co

mm

unity

se

rvic

es

Educa

tion

pla

ces

at t

he

follo

win

g s

chool:

Kirb

y and G

reat

Bro

ughto

n C

E

VC

Prim

ary

S

chool.

new

resi

dents

Fully

funded b

y co

ntri

butio

ns

from

new

deve

lopm

ents

–

SH

3.

Imple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: TB

C

Speci

fic to

deve

lopm

ent a

t SH

3

SO

CIA

L

Leis

ure

& c

ultu

re P

lay

are

as

Pro

visi

on o

f re

creatio

n s

pace

in

cludin

g

allo

tments

and

recr

eatio

nal

faci

lity

for y

oung

people

Meet

recr

eatio

nal

needs

of n

ew

re

sidents

Cost

: TB

C

Fundin

g:

Fully

funded b

y co

ntri

butio

ns

from

new

deve

lopm

ents

– S

H1

and S

H2

Imple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: TB

C

HD

C

Rela

ted to

tim

ing o

f deve

lopm

ent.

St

okes

ley T

own

PH

YS

ICA

L

Utilities

& W

ast

e

Wate

r

Rein

forc

em

ent

of m

ain

s su

pply

netw

ork

Impro

vem

ents

to

pota

ble

wate

r su

pply

Cost

: TB

C

Fundin

g:

North

um

bria

n W

ate

r Ltd

, D

eve

loper C

ontri

butio

ns

dependin

g o

n p

hasi

ng o

f deve

lopm

ent.

Imple

menta

tion:

TB

C

Managem

ent &

Main

tenance

: TB

C

North

um

bria

n

Wate

r Ltd

R

ela

ted to

tim

ing o

f deve

lopm

ent

Crit

ical

Gre

at

Brou

ghto

n P

HY

SIC

AL

Utilities

& W

ast

e

Sew

era

ge &

se

wage d

isposa

l

Impro

vem

ents

to

the s

ew

age

treatm

ent w

ork

s

To re

medy

know

n a

nd

fore

cast

ca

paci

ty is

sues

Cost

: TB

C

Fundin

g:

North

um

bria

n W

ate

r Ltd

, D

eve

loper C

ontri

butio

ns

dependin

g o

n p

hasi

ng o

f deve

lopm

ent.

Imple

menta

tion:

North

um

bria

n

Wate

r Ltd

R

ela

ted to

tim

ing o

f deve

lopm

ent

Crit

ical



261

Loca

tion

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menta

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of S

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roposa

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262

Loca

tion

Infra

struc

ture

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aps)

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lity)

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ent (

TM

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menta

tion: T

BC

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tenance

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CIA

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tion

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chool

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tional

require

ments

of

new

resi

dents

in

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: c.

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g:

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om

new

deve

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n S

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menta

tion:

NY

CC

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ren &

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people

– a

s lo

cal e

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auth

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Managem

ent &

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tenance

: N

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hild

ren &

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People

- as

loca

l educa

tion

auth

orit

y

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ren

& Y

oung

People

- as

loca

l educa

tion

auth

orit

y

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tim

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lopm

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tions

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pro

vem

ents

to

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rial P

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g:

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menta

tion:

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ent &

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tenance

: TB

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CC

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ted to

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ing o

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lopm

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Crit

ical

ANNEX 5

REVISED PROPOSALS MAP

- bound as a separate volume

263



264



ANNEX 6

MONITORING AND IMPLEMENTATION

Implementation

1. Ensuring that the intentions of the LDF are

delivered and correctly implemented is of course

a key concern, if the LDF’s vision and objectives

are to be secured. Table 1 which follows

specifies the performance measures and targets

which will be adopted to secure the

implementation of the Core Strategy and the

supporting Development Policies and

Allocations.

Monitoring Arrangements

2. Preparation of any plan should never be seen as

a once and for all activity. It is essential to check

that the plan is being implemented correctly,

assess the outcomes that result, and check if

these still remain as intended, and as currently

desired. This requires a process of continual

monitoring, and the potential to review the plan’s

policies and proposals as and when necessary.

3. The new planning system places great

importance on the process of continual plan

review. The separation of the components of the

LDF means that each part can be reviewed and

amended individually – leading to a more rapid

and responsive planning system. A key

component of this process is the requirement to

produce an Annual Monitoring Report (AMR).

Each year this will need to be submitted to the

Government by the end of December, and relate

to information up to the end of March of that

year. In addition to assessing the extent to which

policies in local development documents are

being achieved, it will need to assess progress in

preparing the plan documents themselves, in

other words monitor the achievement of the

Local Development Scheme (see Core Strategy

Annex 1, para. 4).

Performance Indicators

4. Progress towards any plan’s vision should be

measured against a number of “Performance

Indicators”. The Government guidance on

monitoring LDFs1 advises that a structured

approach to developing indicators is necessary,

recognising their different types and purposes.

This reflects the recommended approach of

establishing objectives, defining policies, setting

targets and measuring indicators. Contextualindicators should be monitored to describe the

social, environmental and economic background

of the LDF, and provide a basis for checking the

continued relevance of the LDF and its

approach. These will be included within the

Annual Monitoring Report. Output indicatorsshould be identified to measure the performance

of policies, by measuring quantifiable physical

activities that are directly related to, and are a

consequence of, the implementation of planning

policies. Their selection needs to be guided by

the key spatial and sustainability objectives of

the LDF. They are of three types: Core outputindicators – which are identified by the

Government, and must be collected, in order to

provide a comprehensive regional and national

data set; local output indicators – which address

matters not covered by the core indicators, but

which are important locally; and significanteffects indicators – which assess the significant

social, environmental and economic effects of

policies, and are linked to the sustainability

appraisal of the LDF, and will be developed

through that analysis (see Core Strategy Annex

1, paras. 13-14).

1 “Local Development Framework Monitoring: A GoodPractice Guide”, ODPM, March 2005

265



5. As the Government’s guidance indicates, the

development of a monitoring framework will be

gradual and evolutionary, as the plan is put into

place, and as the spatial approach to planning is

developed. The set of indicators collected, with

associated targets, should be kept short, to

enable collection to be achieved, and to provide

a simple but robust set of measures of the plan’s

performance. A set of core output and local

output indicators in relation to the Core Strategy,

the Development Policies DPD and this

Allocations DPD is shown in the following Table 1.

The assistance of the implementation agents

who will be involved in delivering the policies will

be crucial in collecting and measuring

performance. Targets to measure performance

against the indicators are also defined.

6. The indicators shown in the table are intended to

measure the key outcomes sought, and provide

a brief guide to overall progress. Each

Development Plan Document will be monitored

individually, and the results brought together in

the Annual Monitoring Report. The involvement

of partner organisations will be sought wherever

appropriate. A close relationship will be

maintained with the monitoring process being

undertaken at the regional level, since there will

also be an annual monitor of the Regional

Spatial Strategy, which will utilise the core output

indicators in particular.

266





267

Table 1 – Local Development Framework Monitoring

Core Strategy

Policies Supporting Development

Policies Indicator and Type Targets

Meeting local development needs sustainably DP1 – Protecting amenity No indicator required - DP2 – Securing developer contributions

No indicator required -

CP1 – Sustainable development

Note: Monitoring of CP1 also undertaken through DP12 DP3 – Site accessibility

Local Indicators No. of major developments that produce and implement a travel plan Proportion of new residential development within 800m/13mins walk from an hourly bus service

100% of major development proposals producing and implementing a travel plan 75%

CP2 – Access

DP4 – Access for all No indicator required - DP5 – Community facilities

Local Indicators No. of lost facilities or closures of community facilities No. of new community facilities provided or existing facilities enhanced

75% of threatened closures pa. averted or alternatives provided 25% of facilities to be new, enhanced or enlarged by 2021

CP3 – Community assets

DP6 – Utilities and infrastructure


-

Local Indicator Main service providers using LDF settlement hierarchy for the provision of services and facilities

75% of main service providers using hierarchy by 2011

CP4 – Settlement hierarchy

DP8 – Development Limits No indicator required -



268

Core Strategy Policies

Supporting Development Policies Indicator and Type Targets

DP9 – Development outside Development Limits

Local Indicators No. of dwellings or other developments approved outside Development Limits when no exceptional circumstances No. of approvals contrary to policy within the HDC boundary of the York Green Belt

i) 0% of inappropriate housing or other development outside development limits ii) 0% of inappropriate development in the York Green Belt.

CP4 cont.

DP10 – Form and character of settlements

Local Indicator No. of development proposals approved in important areas such as Green Wedges and Spaces of Townscape Importance

0% Spaces of Townscape Importance and Green Wedges lost through inappropriate development

Developing a balanced housing market

CP5 – The scale of new housing -

Core Indicator – H2 Completions of housing development within the three phasing periods to accord with Core Strategy requirements.

Post-adoption housing trajectory to be met

CP5A – The scale of new housing by sub-area

- Local Indicator Net additional dwellings for current year by sub-area

Post-adoption housing trajectory to be met

CP6 – Distribution of new housing

- Local Indicator % of new dwellings completed within each level of the settlement hierarchy

Service Centres 82% Service Villages 11% Secondary Villages 4% Other Villages/Countryside 3%



269



DP11 – Phasing of housing See CP5 above -

CP7 – Phasing of housing

DP12 – Delivering housing on “brownfield” land

Core Indicator – H3 % of new and converted dwellings on previously developed land

55% of housing completions on “brownfield” pa.

DP13 – Achieving and maintaining the right mix of housing

Local Indicator Proportion and type of dwellings approved pa.

15% elderly persons housing; 50% family housing (3 bedrooms min) 20% flats

CP8 – Type, size and tenure of housing

DP14 – Gypsies and travellers’ sites Core Indicator – H4

No. of existing and new pitches approved District Wide compared against need

No unmet need within the District (at least 14 pitches – source “Gypsy and Traveller Accommodation Assessment”)

CP9 – Affordable housing

DP15 – Promoting and maintaining affordable housing

Local Indicators No. of affordable dwellings completed pa. Proportion of affordable housing achieved by sub-area p.a. Proportion of social rented and intermediate affordable housing approved p.a.

43% of new housing completions p.a. to be affordable 100% of sub-area targets met 50:50 social rented:intermediate affordable housing

CP9A – Affordable housing exceptions

DP15 – Promoting and maintaining affordable housing

Local Indicator No. of affordable dwellings completed through exception schemes

Post-adoption target of 15 units completed pa.



270



Supporting prosperous communities

CP10 – The scale and distribution of new employment development

-

Core Indicator – BD1 Amount of land developed for employment by type p.a.

Average of 4.5 ha p.a. over the plan period

CP10A – The scale of new employment development by sub-area

-

Local Indicator Amount of land developed for employment by sub-area pa.

2010-2021: Bedale 0.2 ha Easingwold 0.7 ha Northallerton 1.3 ha Stokesley 0.7 ha Thirsk 1.3 ha

CP11 – Distribution of new employment development

-

Local Indicator % of employment development completed within each level of the settlement hierarchy Core Indicator –BD2 proportion of economic development on brownfield land.

2010-2021: Service Centres 90% Service Villages 5% Secondary Villages/Elsewhere 5% 8%

DP16 – Specific measures to assist the economy and employment

Local Indicators Jobs created or safeguarded to which the Council has made a significant contribution Percentage of “High quality” jobs created

2,500 jobs created or safeguarded between 2006 and 2010 33% of new jobs created or safeguarded (to which the Council has made a significant contribution) to be of high quality

CP12 – Priorities for employment development

DP17 – Retention of employment sites

Local Indicator Losses of employment land (completed non-employment uses)

All losses meet the requirements of Policy



271



DP18 – Support for small businesses/working from home

Local Indicator No. and type of new business start-ups

Start-up of 900 SMEs 2005 – 2010 and 325 pa thereafter

CP13 – Market towns regeneration

DP19 – Specific measures to assist market town regeneration

Local Indicator No. of completed initiatives within the 5 Area Community Plans

75% of (2006) listed projects completed by 2021

DP20 – Approach to town centre development No indicator required -

DP21 – Support for town centre shopping

Core Indicator – BD4 Amount of completed retail, office and leisure development p.a. Local Indicator % of non-retail commercial uses in Primary Shopping Frontages

Minimum of 2,000 - 5,000 m sq (net) of new convenience goods floorspace and 16,000 - 18,600 m sq (net) comparison goods floorspace within the District by 2012 Less than 25% in Northallerton and Thirsk. Less than 33% in Bedale, Easingwold and Stokesley

DP22 – Other town centre uses


DP23 – Major out of centre shopping and leisure proposals


CP14 – Retail and town centre development

DP24 – Other retail (& non-retail commercial) issues




272



DP25 – Rural employment

Local Indicator No. of rural regeneration schemes supported under policy initiative

10% increase in rural regeneration schemes approved between 2006 and 2021

DP26 – Agricultural issues

Local Indicator No. of rural agricultural diversification schemes approved

10% increase in agricultural diversification schemes approved between 2006 and 2021

CP15 – Rural regeneration

-

Local Indicator Increase in visitor numbers to the District

1% increase year on year in number of visitors achieved via the Hambleton Attractions Group. 4% increase year on year arising from the Councils Marketing effort.

Maintaining a quality environment

CP16 – Protecting and enhancing natural and man made assets

DP28 – Conservation

Local Indicators No. of Conservation Areas with up-to-date character appraisal % of Conservation Areas with published management plans No. of all Listed Buildings “at risk” (Risk Grades 1 - 3)

17% of Conservation Areas with up-to-date character appraisals by 2010 12% of Conservation Areas with published management plans by 2010 Listed Buildings at risk (within risk grades 1 -3) reduced to 1.5% by 2010



273



DP29 – Archaeology

Local Indicator No. of approved proposals on, or affecting nationally important sites

0% inappropriate development on nationally important sites

DP30 – Protecting the character and appearance of the countryside


DP31 – Protecting natural resources: biodiversity/nature conservation

Core Indicator E2 (NI 197) Change in areas and populations of biodiversity importance and % of nationally important wildlife sites in favourable condition

Meet 5% of targets pa. in the Hambleton Biodiversity Action Plan

DP32 – General design No indicator required - CP17 – Promoting high quality design

DP33 – Landscaping No indicator required -

DP34 – Sustainable energy

Core Indicator E3 Renewable energy capacity installed by type

Meet approved RSS District potential for installed renewable energy capacity (MW) to 2010 and to 2021. All developments over 1,000 m.sq in size or 10 or more dwellings to provide a least 10% of their energy requirements from on-site renewable energy generation or delivered through savings.

CP18 – Prudent use of natural resources CP18 cont.

DP36 – Waste

Local Indicator Improve the recycling/composting rate

50% improvement in the recycling/ composting rate by 2010



274



Creating healthy and safe communities

DP37 – Open space, sport and recreation

Local Indicator % of eligible open spaces managed to “Green Flag” standard Local Indicator % of residents satisfied with the quality of open space

100% of Council sites brought into local sustainable management, 50% of which to be maintained to equivalent of “Green Flag” standard 69% of residents satisfied with quantity and quality of open space

DP38 – Major outdoor recreation


CP19 – Recreational facilities and amenity open space

DP39 – Recreational links No indicator required - CP20 – Design and the reduction of crime

-

Local Indicator % of relevant schemes incorporating “secured by design principles

90% of all schemes > 10 homes to achieve “secured by design”

DP42 – Hazardous and environmentally sensitive operations


DP43 – Flooding and floodplains

Core Indicator E1 No. of planning applications granted contrary to the advice of the Environment Agency

0% of approvals p.a. without Environment Agency support

CP21 – Safe response to natural and other forces

DP44 – Very noisy activities


ANNEX 7

GLOSSARY

List of acronyms and technical terms used in this report. Items in italics each have a definition.

- accessibility The ability of everybody to go conveniently where they want.

- adoption The final confirmation of a Local Development Document as having statutory

status by a Local Planning Authority.

- affordable housing Housing which meets the present and future needs of households unable to

secure adequate housing at prices determined by the market.

- Allocations DPD The document within the Hambleton Local Development Framework that

contains site specific allocations. It has the status of a Development PlanDocument.

AMR Annual Monitoring Annual report on the progress of preparing the Local DevelopmentReport Framework and the extent to which policies are being achieved.

BAP Biodiversity Action Plan A strategy prepared for a local area aimed at conserving biological diversity.

The Hambleton BAP was approved in 2002, and provides specific action

plan guidance on 11 habitats and 2 species.

- brownfield land brownfield land (also known as Previously Developed Land) is that which is

or was occupied by a permanent structure (excluding agricultural or forestry

buildings), and associated fixed surface infrastructure. The definition covers

the curtilage of the development. Planning Policy Statement 3 “Housing” has

a detailed definition. Opposite to greenfield land.

- commitments Sites where planning permission has already been granted to construct new

dwellings.

CIL Community A charge which local authorities may levy on development to facilitate local

Infrastructure Levy infrastructure improvements.

- completions The number of dwellings (within the plan period) which have already been

constructed.

- Conservation Area Areas of special architectural or historic interest, the character, appearance or

setting of which it is desirable to preserve or enhance.

- Core Strategy The Local Development Framework document which sets out the long-term

spatial vision for the Local Planning authority area, and the spatial objectives

and strategic policies to deliver that vision. The Core Strategy has the status

of a Development Plan Document.- Community Plan The long term vision and action plan for Hambleton and North Yorkshire

articulating the aspirations, needs and priorities of the local community

– prepared by the Local Strategic Partnership.

- Development Limits Development Limits identify the area within which development proposals

would be acceptable, subject to complying with other policies contained in the

Development Plan. They seek to prevent development from gradually

extending into the surrounding countryside.

- Development Plan The statutory Development Plan comprises the Regional Spatial Strategy and

Development Plan Documents contained in the Local Development Framework.

DPD Development Plan A Local Development Document in the Local Development Framework that

Document forms part of the Statutory Development Plan.

275



276



- Development Policies The document within the Hambleton LDF which contains detailed policies

DPD guiding particular forms of development so that the Core Strategy is

achieved. It has the status of a Development Plan Document.- Green Belt An area of open land where strict planning controls apply in order, in

particular, to check the further growth of a large built-up area. Designated in

a Development Plan. In Hambleton, there is a small area of Green Belt in the

south of the District, designed to check the growth of York and protect its

historic form.

- greenfield land Land (or a defined site) which has never been built on before or where the

remains of any structure or activity have blended into the landscape over time

(opposite of brownfield land). Applies to most land outside the DevelopmentLimits.

- Housing Needs Study A study which assesses the future housing needs of the District, in terms of

the size, type and affordability of dwellings. The Hambleton Housing NeedsStudy was published in April 2004.

- Issues and Options Document(s) produced during the early production stage of the preparation of

Development Plan Documents and issued for consultation.

- Key Diagram A diagram which illustrates the main strategic principles of the spatial strategy

of the LDF. It is not site specific, unlike the Proposals Map.

LCHO Low Cost Home Also known as shared equity/ownership, provides eligible persons with a

Ownership means to buy part of their home.

LDD Local Development The various individual documents (DPD, SCI, SPD) in the LDF.

Document

LDF Local Development The overall name for the folder or portfolio of Local Development DocumentsFramework and the LDS and AMR.

LDS Local Development A public statement setting out which documents will make up the LDF, and

Scheme when they will be produced over a three year period.

- Local Plan The plan produced under the former planning system by District Councils.

The Hambleton District Wide Local Plan (and the North Yorkshire StructurePlan) is replaced by the RSS and LDF.

LSP Local Strategic The Hambleton LSP is a partnership of over 40 public and private

Partnership organisations and community groups. One of its main tasks is to prepare and

implement the Community Plan.

LTP Local Transport Plan The transport strategy prepared by the local transport authority, ie. North

Yorkshire County Council.

- major infrastructure The significant alterations/improvements that are required to the various

services and facilities that are required to enable development to take place

e.g. major improvements to sewage works or drainage systems, provision of

new road links, etc.

- minor infrastructure The less significant alterations/improvements required to enable development

to take place usually within or close to development sites.

PPG Planning Policy Guidance produced by the Government on planning matters (being replaced

Guidance Notes by PPSs).



277

PPS Planning Policy Statements of National Planning Policy issued by the Government (to replace

Statement PPGs).

- Pre-Submission The stage when the completed DPD is made available for its final formal 6

week representation period before being handed to the Government Office

for examination by an independent Inspector.

- Preferred Options Document(s) produced as part of the preparation of Development PlanDocuments, and issued for formal public participation. It shows the preferred

“direction” of a Development Plan Document.- Proposals Map The adopted Proposals Map illustrates on a base map (reproduced from an

Ordnance Survey map to a registered scale) all the policies contained in

Development Plan Documents. It is thus site and location specific, unlike the

Key Diagram. The Proposals Map will be revised each time a new

Development Plan Document is prepared which has site specific policies or

proposals, and will always reflect the up-to-date planning strategy for the area.

RPG Regional Planning The strategic plan for the region prepared under the former planning system,

Guidance replaced by the Regional Spatial Strategy.

RSS Regional Spatial The broad spatial strategy for the region prepared by the Yorkshire and

Strategy Humber Regional Assembly, and forming part of the statutory Development Plan.

S106 Section 106 Undertakings by developers or agreements negotiated in the context of

Agreement granting planning permission underpinned by section 106 of the Town &

Country Planning Act 1990.

SA Sustainability Appraisal Identifies and evaluates the effects of the strategy or plan on social,

environmental and economic conditions.

SCI Statement of Document setting out how and when stakeholders and other interested

Community Involvement parties will be consulted and involved in the preparation of the LDF (and in

the consideration of individual planning applications).

SEA Strategic Environmental An assessment of the environmental effects of a plan or programme required

Assessment by EU Directive 2001/42/EC. Combined with the Sustainability Appraisal.- site specific allocations Allocations of sites for specific or mixed uses or development, to be

contained in the Allocations DPD. Policies identify any specific requirements

for individual proposals. The sites themselves are shown on the Proposals Map.

- spatial planning The concept of spatial planning is intended to be at the heart of the new

planning system. Previously, the focus of the planning system was narrow

and regulatory. The new spatial planning system of RSS and LDF is much

wider and more inclusive. Spatial planning concerns itself with places, how

they function and relate together – and its objectives are to manage change

to secure the best achievable quality of life for all in the community, without

wasting scarce resources or spoiling the environment. It will include policies

which can impact on land use, for example by influencing the demands on,

or needs for, development, but which are not capable of being delivered

solely or mainly through the granting or refusal of planning permission, and

which may be implemented by other means.



278

SIP Strategic Infrastructure When, how and who will provide any required major alterations or

Plan improvements to infrastructure to enable development to proceed as set out

in the plan.

- Submission The stage when the final completed Allocations DPD is formally handed to

the Government Office for examination by an independent Inspector.

SPD Supplementary Planning Elaborates on policies or proposals in DPDs, and gives additional guidance

Document

SPG Supplementary Planning Provides guidance or development briefs to supplement policies and

Guidance proposals in a Local Plan (being replaced by SPD).

- Sustainable Community The long term vision and action plan for Hambleton and for North

Plan or Strategy Yorkshire articulating the aspirations, needs and priorities of the local

community - prepared by the Local Strategic Partnership.

- Structure Plan The strategic plan produced under the former planning system by County

Councils. The North Yorkshire Structure Plan was replaced by the RSS.

The Act Planning and Put in place the new statutory framework for preparing RSS and LDFs.

Compulsory Purchase

Act 2004

The Town and Country The formal Government regulations that define how the LDF is produced.

Regulations Planning (Local

Development) (England)

Regulations 2004 as

amended in 2008

and 2009

MAP LEGEND

Land Use Type

Housing

Mixed Uses

Employment

Community & Other Uses

Key Features

Allocation / Proposal

Footpath / Cycleway

Strategic Road Proposal

Development Limits (Proposed)

Possible Movement Layout

Possible Open Space

Landscaping Area

Access Point

Key Element


ALLOCATIONS DPD – PROPOSED SUBMISSION

Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1



Housing

Mixed Use

Employment

Community

BH1

ALLOCATIONS - December 2010 - Map Legend


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