Upload
others
View
1
Download
0
Embed Size (px)
Citation preview
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.
i
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
ii
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010
* 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.
3
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
4
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
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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).
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
2.27 In addition to taking account of the strategic
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
headings of settlement character, accessibility,
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
ALLOCATIONS - December 2010
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
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
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 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
Community Infrastructure Levy (CIL) Regulation
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
Map B1
23
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
negotiation and, if necessary, the outcome of
economic viability assessment at the time of
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
accessible to public transport;
• the sites are available with developer interest.
Diagram BH2/BH3/BM2
28
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
negotiation and, if necessary, the outcome of
economic viability assessment at the time of
making a planning application.
5 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. However, a
particularly high demand was identified for four
and five bedroom homes in Bedale and 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.
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
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.
BH4 THE ABATTOIR, AISKEW (2.3ha)
This site is allocated for housing
development in Phase 2 (2016-2021),
subject to:
i. development being at a density of
approximately 35 dwellings per
hectare, resulting in a capacity of
around 80 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. 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
towards the provision of additional
school places and local health care
facilities as necessary.
29
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
8 Developer contributions will also be required
where the local sewerage system does not have
capacity to accommodate the foul and/or surface
water from this development.
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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
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)
This site is allocated for housing
development in Phase 3 (2021-2026),
subject to:
i. development being at a density of
approximately 35 dwellings per
hectare, resulting in a capacity of
around 105 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. 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;
vi. contributions from the developer
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
towards the provision of additional
school places and local health care
facilities as necessary.
30
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Development Requirements and Explanation3 Housing development on this site should be at a
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.
Justification12 This site is allocated because:
• 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;
• it is available with developer interest.
31
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Development Requirements and Explanation3 Housing development on this site should be at a
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)
This site is allocated for housing
development in Phase 3 (2021-2026),
subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 75 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. 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
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
32
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
Justification9 This site has been allocated because:
• 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;
• it is available with developer interest.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
MIXED USES
7 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. 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
housing development to meet local needs in
accordance with Policy DP13.
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.
9 Developer contributions will be sought towards
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
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.
10 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.
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.
Justification13 This site has been allocated because:
• 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.
• it is available with developer interest.
34
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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);
ii. types and tenure of housing developedmeeting the latest evidence on localneeds;
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Justification15 This site has been allocated because:
• 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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
COMMUNITY AND OTHER USES
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Justification13 This site has been allocated because:
• 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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Justification11 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport.
42
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
HOUSING
Context1 This is a site currently in agricultural use. It is
located to the east of the existing settlement of
Little Crakehall.
Proposed Development2 The site will be developed for housing, with
associated open space, to be accessed directly
from Hackforth Road.
Development Requirements and Explanation3 Housing development on this site should be at a
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
outcome of economic viability assessment at the
time of making a planning application.
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.
Therefore, it is expected that development will
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
housing development to meet local needs in
accordance with Policy DP13.
BH7 EAST OF HACKFORTH ROAD, LITTLE
CRAKEHALL (0.5ha)
This site is allocated for housing
development for release in Phase 2 (2016-
2021), subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 15 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. design and layout of the development
respecting the character of the nearby
Crakehall Conservation Area and the
Listed Building, Crakehall Mill House;
iv. contributions from the developer
towards providing improvements to
local community facilities including
Crakehall Village Hall; and
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
45
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
7 Developer contributions will be sought towards
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
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.
Implementation8 The site is available in the short term with
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.
Justification9 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
46
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
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 follows:
47
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
Map B3
48
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Development Requirements and Explanation3 Housing development on this site should be at a
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:
i. development being at a density ofapproximately 30 dwellings perhectare, resulting in a capacity ofaround 15 dwellings (of which a targetof 40% should be affordable);
ii. types and tenure of housing developedmeeting the latest evidence on localneeds;
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
vi. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.
49
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
7 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.
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.
Justification11 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
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.
5 The Housing Needs Study 2004, updated by theHousing 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, 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.
However, the latest information at the time of
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.
9 Developer contributions will be sought towards
the provision of public open space and the
footpath and cycleway network, such as the
Wensleydale Railway route. 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.
10 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.
11 There is sewerage infrastructure crossing the
site that may affect future site layouts.
51
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
12 Developer contributions may be required to
upgrade Leeming Bar Waste Water Treatment
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.
Justification17 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
6 Developer contributions will be sought towards
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.
10 Developer contributions may be required to
upgrade Leeming Bar Waste Water Treatment
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).
Justification12 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
53
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
surrounding development. The proportion of
affordable houses required reflects Core Policy
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
subject to negotiation and, if necessary, the
outcome of economic viability assessment at the
time of making a planning application.
6 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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
development to meet local needs in accordance
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:
i. development being at a density ofapproximately 30 dwellings perhectare, resulting in a capacity ofaround 20 dwellings (of which a targetof 40% should be affordable);
ii. types and tenure of housing developedmeeting the latest evidence on localneeds;
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.
9 Developer contributions will be sought towards
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
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.
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.
Justification12 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport.
56
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
Development Requirements and Explanation3 Housing development on this site should be at a
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
proportion of affordable houses required reflects
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
and, if necessary, the outcome of economic
viability assessment at the time of making a
planning application.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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. 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.
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.
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);
ii. types and tenure of housing developedmeeting the latest evidence on localneeds;
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
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.
7 Developer contributions will be sought towards
the provision of public open space. 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.
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.
Justification9 This site has been allocated because:
• 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;
• the site is within walking distance of and
accessible to public transport;
• it is available with developer interest.
59
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - BEDALE
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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) BH2 38
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) BH4 80
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)
Settlement Site Yield
Bedale (with Aiskew) BH5 105
Bedale (with Aiskew) BH6 75
Leeming Bar BH9 15
Total 195
Plan Period 2004 - 2026 Total 1016
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
4.6.4 Policy CP10A identifies the target level for
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - BEDALE
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
62
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
63
5. Easingwold Sub Area
5.1 THE CORE STRATEGY CONTEXT
5.1.1 The main Sub Area specific requirements that
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;
• Spatial Principle 3 and Core Policy CP4
define the sustainable settlement hierarchy,
which in this Sub Area comprises the
following settlements:
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
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
64
• 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
Easingwold town, giving minimum targets as
follows:
• Policy CP9 sets the target of 50% of all
dwellings in Easingwold Area to be
“affordable” (see Development Policy DP15
for definition);
• Policy CP10A sets a target level of 8
hectares of employment development in the
Easingwold Area (out of 75 hectares in the
District as a whole). Taking account of
existing land available with permission, the
Core Strategy estimates that a further 7
hectares will need to be identified.
• Policy CP14 defines the District-wide retail
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
HambletonTotal 3640 1450 1450 6540
Phase 12004 - 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
EasingwoldService Centre 368 107 107 582
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
65
5.2 CURRENT DEVELOPMENT COMMITMENTS
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.
Land for employment uses
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.
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 forPhase 1 (2004 – 2016) (=553 for SubArea, =min. 368 for Service Centre)
Easingwold 51 210 261
Service Centre Total 51 210 261 minimum 107
Brafferton/Helperby 9 5 14
Husthwaite 7 4 11
Shipton 5 15 20
Stillington 15 16 31
Service Villages Total 36 40 76 maximum 21
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
Secondary Villages Total 32 57 89 0
Others 19 22 41 0
Total 138 329 467 86
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Major infrastructure
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.
Minor infrastructure
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Strategic approach to the development of
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
68
5.4.5 In comparison, alternatives considered in
developing this approach were less sustainable.
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
5.4.6 This section lists the sites allocated for
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
Land is allocated for development on the
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)
COMMUNITY AND OTHER USES
EC1 Cemetery Extension (1.0 ha)
Detailed guidance on each allocation is set out onthe following pages.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
69
Map E1
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
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
local needs in accordance with Policy DP13.
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:
i. development being at a density ofapproximately 35 dwellings perhectare, resulting in a capacity ofaround 50 dwellings (of which a targetof 50% should be affordable);
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
8 Developer contributions will be required wherethe local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.
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.
Justification13 This site is allocated because:
• 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);
ii. housing types meeting the latestevidence on local needs;
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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).
Proposed Development2 The site will be developed for housing, with
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.
4 The housing on this site will be at a density of at
least 40 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
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.
5 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
local needs in accordance with Policy DP13.
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.
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. 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 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.
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).
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
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.
4 The housing on this site will be at a density of at
least 40 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 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.
5 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. Therefore, it is expected
that 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 local
needs in accordance with Policy DP13.
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).
8 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. 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.
EH3 NORTH OF MEADOW SPRING WAY, EASINGWOLD (0.67ha)
This site is allocated for housing, forrelease in Phase 3 (2021-2026), subject to:
i. development being at a density ofapproximately 40 dwellings perhectare, resulting in a capacity ofaround 25 dwellings (of which a targetof 50% should be affordable);
ii. housing types meeting the latestevidence on local needs;
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
75
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 There is sewerage infrastructure crossing the
site that may affect future site layouts.
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.
Justification12 This site is allocated because:
• 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
approximately 35 dwellings per
hectare, resulting in a capacity of
around 90 dwellings (of which a target
of 50% should be affordable);
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.)
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
4 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. Therefore, it is expected
that 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 local
needs in accordance with Policy DP13.
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
8 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. 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.
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 There is sewerage infrastructure crossing the
site that may affect future site layouts.
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
78
Diagram EM1:
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
79
COMMUNITY AND OTHER USES
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
• location of main employment areas:There are limited employment opportunities
and areas in Brafferton/Helperby. However,
employment opportunities exist at Easingwold
and at Dalton Industrial estate which lies to
the north.
• main environmental constraints:There are no significant environmental
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.
• significant areas of brownfield land:There are no significant areas of brownfield
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).
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
access from Back Lane.
Development Requirements and Explanation3 The housing on this site will be at a density of at
least 30 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
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.
4 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. Therefore, it is expected
that 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 local
needs in accordance with Policy DP13.
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.
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
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.
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.
Justification9 This site is allocated because:
• 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:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 15 dwellings (of which a target
of 50% should be affordable);
ii. housing types meeting the latest
evidence on local needs;
iii. provision of landscaping to the south
of that part of the site off Balk Avenue;
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary; and
v. highway improvements at Back Lane.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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).
Justification8 This site has been allocated because:
• 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:
i. development being at a density ofapproximately 30 dwellings perhectare, resulting in a capacity ofaround 20 dwellings (of which a targetof 50% should be affordable);
ii. housing types meeting the latestevidence on local needs;
iii. contributions from the developertowards providing a village play area;
iv. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary;
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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
5.5.15 One site is allocated for housing development in
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:
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
86
Map E4
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
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
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.
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.
Justification9 This site is allocated because:
• 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:
i. development being at a density of
approximately 20 dwellings per
hectare, resulting in a capacity of
around 10 dwellings (of which a target
of 50% should be affordable);
ii. housing types meeting the latest
evidence on local needs;
iii. appropriate measures being taken to
deal with any contamination relating to
the previous garage use; and
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
5.5.19 One site is allocated for housing development in
Stillington, illustrated on the following Map E5.
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:
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
89
Map E5
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
4 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. Therefore, it is expected
that 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 local
needs in accordance with Policy DP13.
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)
This site is allocated for housing, for
release in Phase 3 (2021 – 2026), subject
to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 30 dwellings (of which a target
of 50% should be affordable);
ii. housing types meeting the latest
evidence on local needs;
iii. provision of highway improvements on
South Back Lane and traffic calming
measures on the link between South
Back Lane and the High Street;
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary; and
v. provision of landscaping along the
southern boundary.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
91
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
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.
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 .
Justification9 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
92
5.6 SUMMARY OF ALLOCATIONS: EASINGWOLD
SUB AREA
Housing land proposals
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)
Settlement Site YieldCompleted/committeddwellings in Sub Area 467
Easingwold EM1 90
Total 557
Phase 2(2016-2021)
Settlement Site Yield
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)
Settlement Site Yield
Easingwold EH2 80**
Easingwold EH3 25
Stillington EH6 30
Brafferton/Helperby EH7 15
Total 150
Plan Period 2004 - 2026 Total 867
** Site EH2 is split across Phases 2 and 3
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
93
5.6.3.The table below shows how the proposals for
housing site allocations in the Easingwold Sub
Area (incorporating housing completions and
commitments in Phase 1) meet the overall
housing requirements established by former
RSS* and the Core Strategy for period
(2004-2026), as set out in para. 5.1.1:
Housing Requirements (2004-2026)
Land allocated for employment purposes
5.6.4 Policy CP10A identifies the target level for
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.
Settlement 2004-2016
2016-2021
2021-2026 Total
Easingwold (town) 351 130 105 586
Former RSS* & CoreStrategy requirement(minimum)
368 107 107 582
Service Villages 76 30 45 151
Secondary Villages 89 0 0 89
Other Villages 41 0 0 41
Total outsideEasingwold (town) 206 30 45 281
Core Strategyrequirement(maximum)
185 53 53 291
Sub Area Total 557 160 150 867
Former RSS* & CoreStrategy requirement 553 160 160 873
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - EASINGWOLD
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
94
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
95
6. Northallerton Sub Area
6.1 THE CORE STRATEGY CONTEXT
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;
• Spatial Principle 3 and Core Policy CP4
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
• 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 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:
• Policy CP9 sets the target of 40% of all
dwellings in Northallerton Area to be
“affordable” (see Development Policy DP15
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
96
Phase 12004
– 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Northallerton Area 1172 507 507 2186
HambletonTotal 3640 1450 1450 6540
Phase 12004 - 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Northallerton Principal Service Centre
1027 409 409 1845
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
97
6.2 CURRENT DEVELOPMENT COMMITMENTS
Housing
6.2.1 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 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.
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) (=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
Service Villages Total 4 27 31 maximum 47
Ainderby Steeple 8 2 10
Appleton Wiske 2 6 8
Great Smeaton 1 3 4
Secondary Villages Total 11 11 22 0
Others 23 21 44 0
Total 355 382 737 434
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
98
6.3 NORTHALLERTON SUB AREA:
STRATEGIC INFRASTRUCTURE
6.3.1 There are a number of key infrastructure projects
and requirements that are necessary for the
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
anticipated Strategic Infrastructure Plan for the
District. However 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 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
Community Infrastructure Levy (CIL) Regulation
122 in relation to the reasonable and necessary
requirements to enable development to proceed.
Major infrastructure
Sub Area wide
• School Places:
Additional school places will be required in
certain areas of the Northallerton 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.
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Minor infrastructure
6.3.2 In addition to these major infrastructure issues,
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
101
Strategic approach to the development of
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.
6.4.4 In comparison, alternatives considered in
developing this approach were less sustainable.
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
6.4.5 This section lists the sites allocated for
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
102
Summary Table N1:
Northallerton (with Romanby) Allocations
Land is allocated for development on the
following sites:
HOUSING
NH1 York Trailers, Yafforth Road,
Northallerton (7.5 ha)
NH2 Jewsons Builders’ Yard, Swain Court,
Northallerton (0.51 ha)
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,
Northallerton (0.55 ha)
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,
Northallerton (2.11 ha)
NE2 Yafforth Road / Finkills Way, Northallerton
(0.76 ha)
COMMUNITY AND OTHER USES
NC1 Town Park (6.8 ha)
NC2 Transport Interchange (2.5 ha)
Detailed guidance on each allocation is set out onthe following pages.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
103
Map N1
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
associated public open space provision, and will
be directly accessed from Yafforth Road.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 40 dwellings per hectare,
reflecting the location of the site within the
Principal Service Centre and its surrounding uses.
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for all types of housing
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.
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 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)
This site is allocated for housing
development in Phase 1 (up to 2016),
subject to:
i. development being at a density of
approximately 40 dwellings per
hectare, resulting in a capacity of
around 300 dwellings (of which a target
of 40% should be affordable);
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;
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary; and
v. suitable access, landscaping, noise
attenuation and screening along the
railway line boundary being provided.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Implementation12 The site is available in the short term with
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.
Justification14 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
106
Diagram NH1/NE1
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, accessed
from Swain Court.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 40 dwellings per hectare,
reflecting the location of the site within the
Principle Service Centre and its surrounding uses.
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for all types of housing
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. 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.
However, the latest information at the time of
development should be used to inform the type
and size of housing development to meet local
needs in accordance with Policy DP13.
5 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.
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)
This site is allocated for housing
development in Phase 1 (up to 2016),
subject to:
i. development being at a density of
approximately 40 dwellings per
hectare, resulting in a capacity of
around 20 dwellings (of which a target
of 40% should be affordable);
ii. type and tenure of housing meeting the
latest evidence on local needs;
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;
iv. contributions from the developer
towards improvements to the local
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
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification10 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 40 dwellings per hectare,
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
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for all types of housing 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
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
housing development to meet local needs in
accordance with Policy DP13.
NM1 AUCTION MART, NORTHALLERTON(0.84ha)
This site is allocated for office (B1) andhousing development in Phase 1 (up to2016), subject to:
i. development being at a density ofapproximately 40 dwellings perhectare, resulting in a capacity ofaround 20 dwellings (of which a targetof 40% should be affordable);
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
vi. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
10 Developer contributions will be required wherethe local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.
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.
Justification13 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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,
NORTHALLERTON (0.49ha)
This site is allocated for office (B1) and
housing development in Phase 1 (up to
2016), subject to:
i. development being at a density of
approximately 40 dwellings per
hectare, resulting in a capacity of
around 20 dwellings (of which a target
of 40% should be affordable);
ii. type and tenure of housing meeting the
latest evidence on local needs;
iii. highway improvements being made to
Rose Cottages, including the removal
of the Scout Hut, to achieve an
adoptable standard for site access;
iv. contributions from the developer
towards improvements to the local
footpath and cycleway network,
provision of public open space at the
Applegarth and Town Park (NC1),
possible extension of the Council’s
CCTV system, the North Northallerton
Link Road and, if required, additional
drainage and sewerage infrastructure;
and
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
8 Developer contributions will be required wherethe local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.
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.
Justification10 This site is allocated because:
• 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,
NORTHALLERTON (0.71ha)
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
towards providing improvements to
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification9 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 40 dwellings per hectare,
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
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for all types of housing
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
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
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 housing development to meet local
needs in accordance with Policy DP13.
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)
This site is allocated for housing
development, with public car parking, in
Phase 1 (up to 2016), subject to:
i. development being at a density of
approximately 40 dwellings per
hectare, resulting in a capacity of
around 22 dwellings (of which a target
of 40% should be affordable);
ii. type and tenure of housing meeting the
latest evidence on local needs;
iii. the provision of public car parking
linked to the Crosby Road car park;
iv. contributions from the developer
towards improvements to the local
footpath and cycleway network,
provision of public open space (the
Applegarth and Town Park (NC1)),
possible extension of the Council’s
CCTV system and the North
Northallerton Link Road;
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary; and
vi. suitable measures being undertaken to
address any possible contamination
from the adjacent gas holder site.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
7 Developer contributions will be required towards
the provision of the nearby proposed town park
(NC1), 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). 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 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.
Justification13 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
iv. contributions from the developertowards the provision of additionalschool places and local health carefacilities as necessary;
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
This site, currently in agricultural use, is located
to the south of Brompton, between Stokesley
Road (A684) and Northallerton Road which runs
between Brompton and Northallerton.
6 NM5C East of Stokesley Road
This site, currently in agricultural use, is located
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
14 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for all types of housing
in the Northallerton Sub Area. In Northallerton
(with Romanby), a particularly high demand was
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
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 housing development to meet local
needs in accordance with Policy DP13.
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
119
16 Developer contributions will be required towards
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
121
27 Developer contributions will be required wherethe local sewerage system does not havecapacity to accommodate the foul and/or surfacewater from this development.
28 There is sewerage infrastructure crossing the
site that may affect future site layouts.
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
7 Developer contributions will be required towards
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).
8 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.
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
124
Implementation10 The site is available for development in the short
term, and there are no significant constraints to
its development.
Justification11 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
6 Developer contributions will be required towards
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).
7 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.
Implementation8 It is anticipated that this site will be available for
development during the next few years and be
completed by 2016.
Justification9 This site is allocated because:
• 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.
COMMUNITY AND OTHER USES
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification8 This site is allocated because:
• 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,
NORTHALLERTON (2.5ha)
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
being incorporated into any
development proposal to enhance the
appearance of development on-site.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification16 This site is allocated because:
• 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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
6.5.2 The general strategic approach to development
in each of the Service Villages in the
Northallerton 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.
6.5.3 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. 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;
• location of main employment areas:There are limited employment opportunities
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);
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
consulted as the definitive source of the
boundaries. The policy allocating the site and
setting out the details of its development follows:
Map N2
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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)
This site is allocated for housing
development in Phase 1 (up to 2016),
subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 20 dwellings (of which a target
of 40% should be affordable);
ii. type and tenure of housing meeting the
latest evidence on local needs;
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
vi. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification9 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
consulted as the definitive source of the
boundaries. The policy allocating the site and
setting out the details of its development follows:
Map N3
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 30 dwellings per hectare,
reflecting its location within a Service Village.
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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 to satisfy demand from
growing families and downsizing households.
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
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 housing
development to meet local needs in accordance
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)
This site is allocated for housing
development in Phase 1 (up to 2016),
subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 48 dwellings (of which a target
of 40% should be affordable);
ii. type and tenure of housing meeting the
latest evidence on local needs;
iii. development providing improved
sewerage and sewage disposal
infrastructure to serve the settlement
as a whole;
iv. contributions from the developer
towards providing public open space;
and
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
9 There is sewerage infrastructure crossing the
site that may affect future site layouts.
10 Further developer contributions will be sought to
provide improved public open space within the
village. 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.
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.
Justification13 This site has been allocated because:
• its development will not have a significant
adverse impact on the form and character of
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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
• location of main employment areas:There are limited employment opportunities
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;
• main environmental constraints:There are no significant environmental
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
consulted as the definitive source of the
boundaries. The policy allocating the site and
setting out the details of its development follows:
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
136
Map N4
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Development Requirements and Explanation3 Housing development on this site should be at a
density of at least 30 dwellings per hectare,
reflecting its location within a Service Village.
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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
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 housing development to meet
local needs in accordance with Policy DP13.
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)
This site is allocated for housing
development in Phase 3 (2021 - 2026),
subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 42 dwellings (of which a target
of 40% should be affordable);
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;
v. contributions from the developer
towards providing improvements to
the footpath and cycleway network;
and
vi. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
138
8 Developer contributions will be sought towards
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
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.
9 There is sewerage infrastructure crossing the
site that may affect future site layouts.
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.
Justification11 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
139
6.6 SUMMARY OF ALLOCATIONS:
NORTHALLERTON SUB AREA
Housing land proposals
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;
• in terms of a phased release of housing land
in line with PPS3, the required totals for each
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - NORTHALLERTON
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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:
Housing Requirements (2004-2026)
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)
Settlement Site YieldCompleted/committeddwellings in Sub Area 737
Northallerton (with Romanby) NH1 300
Northallerton (with Romanby) NH2 20
Northallerton (with Romanby) NM1 20
Northallerton (with Romanby) NM2 20
Northallerton (with Romanby) NM4 22
Brompton NH3 20
East Cowton NH4 48
Total1187
Phase 2(2016-2021)
Settlement Site Yield
Northallerton (with Romanby)NM5A100**
Northallerton (with Romanby)NM5D 400
Total 500
** Site NM5A is split across Phases 2 and 3
Phase 3(2021-2026)
Settlement Site Yield
Northallerton (with Romanby)NM5A100**
Northallerton (with Romanby)NM5B 200
Northallerton (with Romanby)NM5C 165
Morton-on-Swale NH5 42
Total 507
Plan Period 2004 - 2026 Total 2194
** Site NM5A is split across Phases 2 and 3
Settlement 2004-2016
2016-2021
2021-2026 Total
Northallerton /Romanby (town) 1022 500 465 1987
Former RSS* & CoreStrategy requirement(minimum)
1027 409 409 1845
Service Villages 99 0 42 141
Secondary Villages 22 0 0 22
Others 44 0 0 44
Total outsideNorthallerton /Romanby (town)
165 0 42 207
Core Strategyrequirement(maximum)
145 98 98 341
Sub Area Total 1187 500 507 2194
Former RSS* & CoreStrategy requirement 1172 507 507 2186
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
141
7. Stokesley Sub Area
7.1 THE CORE STRATEGY CONTEXT
7.1.1 The main Sub Area specific requirements that
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;
• Spatial Principle 3 and Core Policy CP4
define the sustainable settlement hierarchy,
which in this Sub Area comprises the
following settlements:
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
• 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
Stokesley town, giving minimum targets as
follows:
• Policy CP9 sets the target of 50% of all
dwellings in the Stokesley Area to be
“affordable” (see Development Policy DP15
for definition);
• Policy CP10A sets a target level of 9
hectares of employment development in the
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;
• Policy CP14 defines the District-wide retail
hierarchy, defining Stokesley as a District
Centre, meeting day-to-day needs of its rural
catchment.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
142
Phase 12004
– 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Stokesley Area 408 160 160 728
HambletonTotal 3640 1450 1450 6540
Phase 12004 - 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Stokesley Service Centre 272 107 107 486
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
143
7.2 CURRENT DEVELOPMENT COMMITMENTS
Housing
7.2.1 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 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.
Land for employment uses
7.2.3 Policy CP10A identifies the target level for
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.
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) (=408 for SubArea, =min. 272 for Service Centre)
Stokesley 113 81 194
Service Centre Total 113 81 194 minimum 78
Great Ayton 24 19 43
Great Broughton 9 17 26
Hutton Rudby 5 12 17
Service Villages Total 38 48 86 maximum 15
Ingleby Arncliffe 1 3 4
Kirkby 1 4 5
Seamer 3 3 6
Secondary Villages Total 5 10 15 0
Others 9 11 20 0
Total 165 150 315 93
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
and medical services.
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
opportunities in the town centre commercial
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.
Strategic approach to the development of
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;
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
7.4.4 In comparison, alternatives considered in
developing this approach were less sustainable.
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
7.4.5 This section lists the sites allocated for
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
Land is allocated for development on the
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)
COMMUNITY AND OTHER USES
SC1 North of Hebron Road and White House
Farm, Stokesley (3.9ha)
Detailed guidance on each allocation is set out in the following section.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
147
Map S1
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
SH1 WHITE HOUSE FARM AND CRAB TREE
FARM, STOKESLEY (6.6ha)
This site is allocated for housing
development over Phase 1 (up to 2016)
and Phase 2 (2016 - 2021), subject to:
i. development being at a density of
approximately 35 dwellings per
hectare, resulting in a capacity of
around 213 dwellings (of which a target
of 50% should be affordable); within
Phase 1, 100 dwellings will be
developed, and the remainder (113
dwellings) will be developed in Phase 2;
ii. housing types meeting the latest
evidence on local needs;
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);
iv. contributions from the developer
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;
v. contributions from the developer
towards the provision of additional
school places and local health care
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
150
Diagram SH1/SH2
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
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
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.
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.
Therefore, it is expected that 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 needs in accordance with Policy DP13.
SH2 NORTH OF SOWERBY CRESCENT,
STOKESLEY (2.9ha)
This site is allocated for housing
development in Phase 3 (2021 - 2026),
subject to:
i. development being at a density of
approximately 35 dwellings per
hectare, resulting in a capacity of
around 101 dwellings (of which a target
of 50% should be affordable);
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
evidence on local needs;
iv. contributions from the developer
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;
v. contributions from the developer
towards the provision of additional
school places and local health care
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
iv. contributions from the developer
towards providing improved footpath
and cycle links to Stokesley town
centre and to Great Ayton,
improvements to public transport
infrastructure and, if necessary,
upgrading of the potable water network
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification10 This site is allocated because:
• 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)
This site is allocated for employment uses
(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;
iv. contributions from the developer
towards providing improved footpath
and cycleway links to Stokesley town
centre and to Great Ayton,
improvements to public transport
infrastructure and, if necessary,
upgrading of the potable water network
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification9 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
156
COMMUNITY AND OTHER USES
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.
Justification8 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
communities and within development limits.
7.5.2 The general strategic approach to development
in each of the Service Villages in the Stokesley
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.
7.5.3 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. 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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
negotiation and, if necessary, the outcome of
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)
This site is allocated for housing, for
release in Phase 2 (2016 – 2021), subject
to:
i. development being at a density of
approximately 70 dwellings per
hectare, resulting in a capacity of
around 60 dwellings (of which a target
of 50% should be affordable);
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;
vi. contributions from the developer
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.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification11 This site is allocated because:
• 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;
• main environmental constraints:There are no significant environmental
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;
• significant areas of brownfield land:There are no significant areas of brownfield
land available at Great Broughton.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
surrounding development. The proportion of
affordable housing 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.
4 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicated
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
needs in accordance with Policy DP13.
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)
This site is allocated for housing, for
release in Phase 1 (up to 2016), subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 20 dwellings (of which a target
of 50% should be affordable);
ii. housing types meeting the latest
evidence on local needs;
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
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
163
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
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.
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.
Justification9 This site is allocated because:
• 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;
• it is available.
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;
• main environmental constraints:There are no significant environmental
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;
• significant areas of brownfield land:There are no significant areas of brownfield
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:
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
164
Map S4
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, with
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
development. The proportion of affordable
housing 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.
4 The Housing Needs Study 2004 updated by theHousing Market Demand Study 2008 indicated
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
needs in accordance with Policy DP13.
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.
7 Developer contributions will be required towards
the provision of footpath links to the nearby
recreation area and the village centre. 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.
SH5 NORTH OF GARBUTTS LANE,
HUTTON RUDBY (1.7 ha)
This site is allocated for housing, for
release in Phase 2 (2016 – 2021), subject
to:
i. development being at a density of
approximately 18 dwellings per
hectare, resulting in a capacity of
around 30 dwellings (of which a target
of 50% should be affordable);
ii. housing types meeting the latest
evidence on local needs;
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
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification9 This site is allocated because:
• 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;
• it is available.
7.6 SUMMARY OF ALLOCATIONS: STOKESLEY
SUB AREA
Housing land proposals
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
completed and committed dwellings already
identified in the area for the period April 2004
– March 2008, gives a total of 739 dwellings
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,
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
• in terms of a phased release of housing land
in line with PPS3, the required totals for each
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.
7.6.2 The Allocations sites are intended to be phased
as follows:
Phase 1(2004-2016)
Settlement Site YieldCompleted/committeddwellings in Sub Area 315
Stokesley SH1 100**
Great Broughton SH3 20
Total 435
Phase 2(2016-2021)
Settlement Site Yield
Stokesley SH1 113**
Great Ayton SH4 60
Hutton Rudby SH5 30
Total 203
Phase 3(2021-2026)
Settlement Site YieldStokesley SH2 101
Total 101
Plan Period 2004 - 2026 Total 739
** Site SH1 is split across Phases 1 and 2
** Site SH1 is split across Phases 1 and 2
ALLOCATIONS - December 2010 - STOKESLEY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
168
7.6.3 The table below shows how the proposals for
housing site allocations in the Stokesley 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. 7.1.1:
Housing Requirements (2004-2026)
Land proposed for employment purposes
7.6.4 Policy CP10A identifies the target level for
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
Former RSS* & CoreStrategy requirement(minimum)
272 107 107 486
Service Villages 106 90 0 196
Secondary Villages 15 0 0 15
Other Villages 20 0 0 20
Total outsideStokesley (town) 141 90 0 231
Core Strategyrequirement(maximum)
136 53 53 242
Sub Area Total 435 203 101 739
Former RSS* & CoreStrategy requirement 408 160 160 728
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
169
8. Thirsk Sub Area
8.1 THE CORE STRATEGY CONTEXT
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;
• Spatial Principle 3 and Core Policy CP4
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
• Former RSS* (May 2008) together with Core
Strategy Policy CP5A (see paras. 2.4 – 11)
establish that the gross housing completion
targets for the following periods are:
• 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:
• Policy CP9 sets the target of 40% of all
dwellings in Thirsk Area to be “affordable”
(see Development Policy DP15 for definition);
• Policy CP10A sets a target level of 18
hectares of employment development in the
Thirsk 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 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;
• Policy CP14 defines the District-wide retail
hierarchy, defining Thirsk as a Town Centre,
serving a wide rural catchment.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
170
Phase 12004
– 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Thirsk Area 954 406 406 1766
HambletonTotal 3640 1450 1450 6540
Phase 12004 - 2016
Phase 22016
– 2021
Phase 32021
– 2026 Total
Thirsk Principal Service Centre
829 331 331 1491
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
171
8.2 CURRENT DEVELOPMENT COMMITMENTS
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.
Land for employment uses
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.
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) (=954 for SubArea, =min. 829 for Service Centre)
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
Secondary Villages Total 44 16 60 0
Others 20 27 47 0
Total 383 302 685 269
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
172
8.3 THIRSK SUB AREA:
STRATEGIC INFRASTRUCTURE
8.3.1 There are a number of key infrastructure projects
and requirements that are necessary for the
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
anticipated Strategic Infrastructure Plan for the
District. However 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 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
Community Infrastructure Levy (CIL) Regulation
122 in relation to the reasonable and necessary
requirements to enable development to proceed.
Major infrastructure
• 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:
Additional school places will be required in
certain areas of the Thirsk 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.
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
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Minor infrastructure
8.3.2 In addition to these major infrastructure issues,
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
and medical services.
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
opportunities in the town centre commercial
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.
Strategic approach to the development of
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
8.4.9 This section lists the sites allocated for
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
must be consulted as the definitive source of the
boundaries. The policies allocating the sites and
setting out the details of their development
follow.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
176
Summary Table T1: Thirsk (with Sowerby)
Allocations
Land is allocated for development on the
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)
COMMUNITY AND OTHER USES
TC2 Transport Interchange, Thirsk (1.2ha)
Detailed guidance on each allocation is set out in the following section.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
177
Map T1
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
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)
This site is allocated for housing, for
development in Phase 1 (up to 2016),
subject to:
i. development being at a density of
approximately 80 dwellings per
hectare, resulting in a capacity of
around 50 dwellings (of which a target
of 40% should be affordable);
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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)
This site is allocated for housing, for
development in Phase 1 (up to 2016),
subject to:
i. ddevelopment being at a density of
approximately 10 dwellings per
hectare, resulting in a capacity of
around 30 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. access to be taken from Racecourse
Mews;
iv. provision of appropriate junction
improvements with Station Road;
v. contributions from the developer
towards necessary infrastructure
improvements including footpath links
to the Town Centre and better drainage
facilities; and
vi. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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.
However, the latest information at the time of
development should be used to inform the type
and tenure of housing development to meet local
needs in accordance with Policy DP13.
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
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 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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification12 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
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. Therefore, it is expected that
this development will deliver mostly 3 bedroom
houses and some 2 bedroom dwellings as well.
However, the latest information at the time of
development should be used to inform the type
and tenure of housing development to meet local
needs in accordance with Policy DP13.
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
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.
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)
This site is allocated for housing, for
development in Phase 2 (2016 – 2021),
subject to:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 45 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. provision of an improved access from
Stoneybrough Lane;
iv. contributions from the developer
towards open space provision in the
locality, and towards other necessary
infrastructure improvements including
better drainage facilities and cycle and
footpath connections;
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary; and
vi. provision of landscaping along the
northern boundary.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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).
Justification9 This site is allocated because:
• 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;
iv. contributions from the developer
providing other necessary
infrastructure improvements including
better drainage facilities; and
v. high quality design and layout.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification10 This site is allocated because:
• 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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
latest evidence on local needs;
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
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
186
4 TM2B Cocked Hat Farm
This greenfield site, currently in agricultural use,
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
This greenfield site, currently in agricultural use,
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
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.
10 TM2A Westbourne Farm
Housing (Site TM2A) is proposed to be at a
density of at least 40 dwellings per hectare,
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.
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.
11 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for various types of
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
housing development to meet local needs in
accordance with Policy DP13.
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
189
Diagram TM2
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Justification6 This site is allocated because:
• 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)
This site is allocated for employment uses
(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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
being incorporated into any
development proposal to enhance the
appearance of development on site.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
communities and within development limits.
8.5.2 The general strategic approach to development
in the two Service Villages in the Thirsk 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;
8.5.3 This general approach has the benefits of:
• being 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. 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;
• main environmental constraints:There are no significant environmental
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;
• significant areas of brownfield land:There are no significant areas of brownfield
land available within Carlton Miniott.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
Proposed Development2 The site will be developed for housing, accessed
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:
i. development being at a density of
approximately 30 dwellings per
hectare, resulting in a capacity of
around 36 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. access being taken from Ripon Way;
iv. necessary infrastructure improvements
(drainage in particular) being funded by
developer contributions; and
v. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
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.
Justification9 This site is allocated because:
• development would not have a significant
adverse impact on the form and character of
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;
• significant areas of brownfield land:There are no significant areas of brownfield
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
196
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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;
• main environmental constraints:There are no significant environmental
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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 T3
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
4 The Housing Needs Study 2004, updated by theHousing Market Demand Study 2008, indicated
that there was a demand for various types of
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
the time of development should be used to
inform the type and tenure of housing
development to meet local needs in accordance
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:
i. development being at a density of
approximately 25 dwellings per
hectare, resulting in a capacity of
around 30 dwellings (of which a target
of 40% should be affordable);
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
iv. contributions from the developer
towards the provision of additional
school places and local health care
facilities as necessary.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
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.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
201
8.7 SUMMARY OF ALLOCATIONS: THIRSK SUB
AREA
Housing land proposals
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
completed and committed dwellings already
identified in the area for the period April 2004
– March 2008, gives a total of 1796 dwellings
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;
• in terms of a phased release of housing land
in line with PPS3, the required totals for each
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - THIRSK
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
202
8.7.2 The Allocations sites are intended to be phased
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
commitments in Phase 1) meet the overall
housing requirements established by former
RSS* and the Core Strategy for period (2004-
2026), as set out in para. 8.1.1:
Housing Requirements (2004-2026)
Land proposed for employment purposes
8.7.4 Policy CP10A identifies the target level for
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)
Settlement Site Yield
Thirsk (with Sowerby) TH3 45
Thirsk (with Sowerby) TM2 350**
Carlton Miniott TH5 24***
Total 419
Phase 3(2021-2026)
Settlement Site Yield
Thirsk (with Sowerby) TM2 380**
Carlton Miniott TH5 12***
Total 392
Plan Period 2004 - 2026 Total 1796
*** Site TH5 is split across Phases 2 and 3** Site TM2 is split across Phases 1, 2 and 3
Settlement 2004-2016
2016-2021
2021-2026 Total
Thirsk/Sowerby (town) 829 395 380 1604
Former RSS* & CoreStrategy requirement(minimum)
829 331 331 1492
Service Villages 19 24 12 55
Secondary Villages 90 0 0 90
Other Villages 47 0 0 47
Total outsideThirsk/Sowerby (town) 156 24 12 192
Core Strategyrequirement(maximum)
125 75 75 275
Sub Area Total 985 419 392 1796
Former RSS* & CoreStrategy requirement 954 406 406 1766
Phase 1(2004-2016)
Settlement Site YieldCompleted/committeddwellings in Sub Area 685
Thirsk (with Sowerby) TH1 50
Thirsk (with Sowerby) TH2 30
Thirsk (with Sowerby) TM2 190**
Dalton TH4 30
Total 985
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
* Please see Paragraph 1.2 for the current position regarding the former RSS.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - SUMMARY
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - SUMMARY
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
(2021-2026)All sitesExisting
commits& comps
Newsites
Totalsites New sites New sites
Easingwold (town) 261 90 351 130 105 586
Former RSS* & Core Strategyrequirement (minimum) - - 368 107 107 582
Service Villages 76 0 76 30 45 151
Secondary Villages 89 0 89 0 0 89
Other Villages 41 0 41 0 0 41
Total outside Easingwold 206 0 206 30 45 281
Former RSS* & Core Strategyrequirement (Maximum) - - 185 53 53 291
Sub Area Total 467 90 557 160 150 867
Former RSS* & CS total requirement - - 553 160 160 873
Table 2: Easingwold Sub Area
* Please see Paragraph 1.2 for the current position regarding the former RSS.
Percentage in Service Centre = 67.6
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
207
Settlement
Phases Total1
(2004-2016)2
(2016-2021)3
(2021-2026)All sitesExisting
commits& comps
Newsites
Totalsites New sites New sites
Northallerton (town) 640 382 1022 500 465 1987
Former RSS* & Core Strategyrequirement (minimum) - - 1027 409 409 1845
Service Villages 31 68 99 0 42 141
Secondary Villages 22 0 22 0 0 22
Other Villages 44 0 44 0 0 44
Total outside Northallerton 97 68 165 0 42 207
Former RSS* & Core Strategyrequirement (Maximum) - - 145 98 98 341
Sub Area Total 737 450 1187 500 507 2194
Former RSS* & CS total requirement - - 1172 507 507 2186
Table 3: Northallerton Sub Area
Percentage in Service Centre = 90.6
Settlement
Phases Total1
(2004-2016)2
(2016-2021)3
(2021-2026)All sitesExisting
commits& comps
Newsites
Totalsites New sites New sites
Stokesley (town) 194 100 294 113 101 508
Former RSS* & Core Strategyrequirement (minimum) - - 272 107 107 486
Service Villages 86 20 106 90 0 196
Secondary Villages 15 0 15 0 0 15
Other Villages 20 0 20 0 0 20
Total outside Stokesley 121 20 141 90 0 231
Former RSS* & Core Strategyrequirement (Maximum) - - 136 53 53 242
Sub Area Total 315 120 435 203 101 739
Former RSS* & CS total requirement - - 408 160 160 728
Table 4: Stokesley Sub Area
Percentage in Service Centre = 68.7 * Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
208
Settlement
Phases Total1
(2004-2016)2
(2016-2021)3
(2021-2026)All sitesExisting
commits& comps
Newsites
Totalsites New sites New sites
Thirsk (town) 559 270 829 395 380 1604
Former RSS* & Core Strategyrequirement (minimum) - - 829 331 331 1491
Service Villages 19 0 19 24 12 55
Secondary Villages 60 30 90 0 0 90
Other Villages 47 0 47 0 0 47
Total outside Thirsk 126 30 156 24 12 192
Former RSS* & Core Strategyrequirement (Maximum) - - 125 75 75 275
Sub Area Total 685 300 985 419 392 1796
Former RSS* & CS total requirement - - 954 406 406 1766
Table 5: Thirsk Sub Area
Percentage in Service Centre = 89.3
Phases Total1
(2004-2016)2
(2016-2021)3
(2021-2026)All sitesExisting
commits& comps
Newsites
Totalsites New sites New sites
Service Centres 1794 1113 2907 1310 1231 5448
Former RSS* & Core Strategyrequirement (minimum) - - 2864 1099 1099 5062
Service Villages 279 128 407 229 114 750
Secondary Villages 214 30 244 0 0 244
Other Villages 170 0 170 0 0 170
Total outside Service Centres 663 158 821 229 114 1164
Former RSS* & Core Strategyrequirement (Maximum) - - 774 351 351 1478
District Total 2457 1271 3728 1539 1345 6612
Former RSS* & CS total requirement - - 3640 1450 1450 6540
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.
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
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)
ALLOCATIONS - December 2010 - SUMMARY
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - ANNEX 1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 2
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 2
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.
217
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 2
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.
NORTHALLERTON SUB AREA
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.
218
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 2
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
226
NORTHALLERTON SUB AREA
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 2
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
232
ANNEX 3
DETAILED SITE SELECTION CRITERIA AND THE PROCESSUNDERTAKEN TO SELECT SITES
1. DETAILED SITE SELECTION CRITERIA
1.1 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 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
headings of settlement character, accessibility,
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 3
* Please see Paragraph 1.2 for the current position regarding the former RSS.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 3
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 3
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 3
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
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.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 4
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 4
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 4
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 4
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
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.
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 4
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
* Please see Paragraph 1.2 for the current position regarding the former RSS.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
development across the District.
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
DPD are supported by Policy DP34 in the
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
development across the District.
2. ENVIRONMENTAL & GREEN
INFRASTRUCTURE
Flooding preventionFlood prevention proposals in the Allocations
DPD are supported by Policy DP43 in the
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).
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
259
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
261
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)
TB
C
Managem
ent &
Main
tenance
: TB
C
Thirsk S
ub A
rea
Thirs
k Sub
Are
a 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.
Thirs
k Tow
n (w
ith C
arlto
n M
inio
tt)
PH
YS
ICA
L
Tra
nsp
ort
Faci
litie
s at
railw
ay
statio
ns
Public
Tra
nsp
ort
Inte
rchange:
Impro
vem
ents
to
Thirs
k S
tatio
n:
impro
ving
transp
ort
inte
rchange,
pla
tform
and
pass
enger
faci
litie
s
Incr
ease
acc
ess
ibilit
y to
and u
se o
f public
transp
ort
and re
duce
co
ngest
ion
Cost
: TB
C
Fundin
g:
Deve
loper c
ontri
butio
ns
Imple
menta
tion:
Netw
ork
Rail,
Rail opera
tors
M
anagem
ent &
Main
tenance
: N
etw
ork
Rail,
Rail opera
tors
Netw
ork
Rail,
Bus
and R
ail
Opera
tors
, N
YC
C
Tim
ing T
BC
North
Eas
t Th
irsk
EN
VIR
ON
-M
EN
TA
L
Open s
pace
s
Recr
eatio
n la
nd
Rem
edy
defic
ienci
es
in
North
East
Thirs
k.
Cost
: TB
C
Fundin
g:
Funded b
y deve
loper
contri
butio
ns
Imple
menta
tion:
TB
C
Managem
ent &
Main
tenance
: TB
C
HD
C
Rela
ted to
tim
ing o
f deve
lopm
ent
Speci
fic
fundin
g/o
wners
hip
link
to T
H3
Sout
h W
est
Thirs
k P
HY
SIC
AL
Tra
nsp
ort
Hig
hw
ays
A168/B
1448
junct
ion
impro
vem
ents
Pro
vide m
ain
acc
ess
to m
ajo
r deve
lopm
ent
are
a, r
elie
ve
congest
ion in
Thirs
k M
ark
et
Cost
: c.
£4.5
m
Fundin
g:
To b
e fu
lly fu
nded b
y deve
loper
contri
butio
ns
from
SW
Thirs
k
Hig
hw
ays
A
gency
R
ela
ted to
tim
ing o
f deve
lopm
ent
Crit
ical to a
chie
vem
ent
of S
outh
West
Thirs
k A
rea p
roposa
l
ALLOCATIONS - December 2010 - ANNEX 4
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
262
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)
Pla
ce
deve
lopm
ent (
TM
2)
Imple
menta
tion: T
BC
M
anagem
ent &
Main
tenance
: TB
C
SO
CIA
L
Soci
al a
nd
com
munity
se
rvic
es
Educa
tion
New
Prim
ary
S
chool
Meet
educa
tional
require
ments
of
new
resi
dents
in
TM
2
Cost
: c.
£1.8
7m
Fundin
g:
Funded b
y co
ntri
butio
n fr
om
new
deve
lopm
ent o
n S
ite
TM
2.
Imple
menta
tion:
NY
CC
Child
ren &
Young
people
– a
s lo
cal e
duca
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.
Loca
tion o
f solu
tions
–
Pro
posa
l TM
2D
.
Dalto
n In
dust
rial
Esta
te
PH
YS
ICA
L
Tra
nsp
ort
Hig
hw
ays
Acc
ess
im
pro
vem
ents
to
road
connect
ions
to
A19/A
168
Enable
furth
er
exp
ansi
on o
f In
dust
rial P
ark
Cost
: TB
C
Fundin
g:
TB
C
Imple
menta
tion:
TB
C
Managem
ent &
Main
tenance
: TB
C
NY
CC
R
ela
ted to
tim
ing o
f deve
lopm
ent
Crit
ical
ANNEX 5
REVISED PROPOSALS MAP
- bound as a separate volume
263
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 5
264
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 5
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 6
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 6
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
No indicator required -
-
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 -
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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%
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
269
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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.
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
270
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
271
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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
No indicator required -
DP23 – Major out of centre shopping and leisure proposals
No indicator required -
CP14 – Retail and town centre development
DP24 – Other retail (& non-retail commercial) issues
No indicator required -
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
272
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
273
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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
No indicator required -
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
ALLOCATIONS - December 2010 - ANNEX 6
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
274
Core Strategy Policies
Supporting Development Policies Indicator and Type Targets
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
No indicator required -
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
No indicator required -
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
No indicator required -
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 7
276
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS - December 2010 - ANNEX 7
- 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).
ALLOCATIONS - December 2010 - ANNEX 7
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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.
ALLOCATIONS - December 2010 - ANNEX 7
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
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
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
ALLOCATIONS DPD – PROPOSED SUBMISSION
Housing
Mixed Use
Employment
Community
BH1
ALLOCATIONS - December 2010 - Map Legend
HAMBLETON LOCAL DEVELOPMENT FRAMEWORK
279
© HDC 2010