SITE ALLOCATIONS (HOMES & JOBS) - Preferred Options Consultation Development Plan Document - Harrogate Borough Council
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SITE ALLOCATIONS
(HOMES & JOBS)
Preferred Options
Consultation
Development Plan Document
Volume 7: Boroughbridge
November 2007
T P Richards Dip T&RP, MRTPI, Head of Planning Services
PLANNING DIVISION
Department of Development Services, Knapping Mount, West Grove Road, Harrogate HG1 2AE.
www.harrogate.gov.uk/planningCONTENTS
Page
1.0 INTRODUCTION
The Harrogate District Local Development Framework 2
Site Allocation (Homes and Jobs) DPD 2
Consultation Reports 3
Settlement Growth in Harrogate District 4
Settlement Growth in Boroughbridge 4
2.0 PREFERRED OPTIONS: BOROUGHBRIDGE
• B11(1): Riverside Sawmills 9
• B12: Farnell Technology Park 13
3.0 WHAT HAPPENS NEXT? 17
Appendices
Appendix A: Selection of Preferred Site Options 18
Appendix B: Site Option Information 23
Appendix C: Delivering Harrogate District’s Housing (2004-2020) 83
Appendix D: A District Five Year Housing Land Supply 85
Maps
Map1: All Site Options
Map2: Preferred Site Options1.0 INTRODUCTION
The Harrogate District Local Development Framework
1.1 Harrogate Borough Council is preparing the Harrogate District Local Development
Framework (LDF) and this will guide development and conservation in the District up
to 2021 and beyond. The LDF will comprise a number of documents, which
eventually will replace the Harrogate District Local Plan.
1.2 The Core Strategy Development Plan Document (DPD) sets out the vision and
strategic objectives and policies for the District up to 2021 and beyond. All other
documents in the LDF must comply with the Core Strategy. The Core Strategy sets
out, in broad terms, where new homes and jobs should be provided in the District. In
doing so, it sets out what proportion of the District’s total housing requirement should
be provided within the District’s six largest settlements, with the remainder being
accommodated in the more rural parts of the District.
Site Allocations (Homes and Jobs) Development Plan Document (DPD)
1.3 The Site Allocations (Homes and Jobs) DPD must comply with the Core Strategy’s
approach to settlement growth in identifying specific sites where new homes and
business premises should be built. When adopted, this DPD will illustrate the
location and size of this allocated land on a Proposals Map and provide guidelines on
how and when the site should be developed.
1.4 The Council has already undertaken two previous consultations which sought
information and views about potential sites for new homes and jobs. These took
place in summer 2004 (Issues Consultation) and summer 2006 (Issues and Options
Consultation).
1.5 This third round of public consultation puts forward the Council’s preferred site
options for new homes and jobs. As such these preferred site options are a step
closer to being allocated for housing and employment. Details of these preferred site
options are given in section 2 of this report and Appendix A explains why they have
been chosen.
1.6 However, it is important to emphasise that at this stage the Council has not
made any decision about which sites are to be allocated for new development.
1.7 Before making any decisions about site allocations, the Council wishes to hear your
views on the suitability for development of any of the sites in this document. There
may also be other sites not referred to in this document that you consider suitable for
new homes and jobs.
1.8 Hence this consultation seeks your views on:
• the Council’s preferred site options.
• other site options referred to in this report, and
• any other sites in the District you might wish to put forward as suitable for
new homes and jobs.
21.9 Your views should be submitted in writing to the Council before the end of the
consultation period which is at 4.30pm on Friday 29 February 2008. You can
submit your comments using the Council’s response form:
• by email to ldf@harrogate.gov.uk , or
• by post to FREEPOST HARROGATE DISTRICT LDF (No stamp required)
1.10 Public exhibitions are being held where you can find out more about these sites and
the preparation of this DPD. Please come along to discuss matters arising with the
Council’s planners. Details are given below:
• Knaresborough House: Saturday 19 January, 10.00am-4.00pm
Monday 21 January, 10.00am-4.00pm
• Masham Town Hall: Wednesday 23 January, 4.00pm-8.00pm
• Sun Pavilion, Harrogate: Saturday 26 January, 10.00am-4.00pm
Monday 28 January, 10.00am-8.00pm
• Tockwith Village Hall: Wednesday 30 January,4.00pm-8.00pm
• Ripon Town Hall: Friday 1 February, 10.00am -4.00pm
Saturday 2 February, 10.00am-4.00pm
• Pateley Bridge Town Hall: Monday 4 February, 4.00pm till 8.00pm
• Boroughbridge Coronation Hall: Tuesday 12 February, 4.30pm-8.00pm
Consultation Reports
1.11 The large size of the District, its many communities and the large number of sites put
forward for consideration has necessitated the sub division of the main consultation
report into thirteen volumes.
1.12 This is Volume 7 which looks at site options in and immediately around
Boroughbridge. The full list of volumes is stated below
• Volume 1: Harrogate Town (North East)
• Volume 2: Harrogate Town (South East)
• Volume 3: Harrogate Town (South West)
• Volume 4: Harrogate Town (North West)
• Volume 5: Knaresborough
• Volume 6: Ripon
• Volume 7: Boroughbridge
• Volume 8: Masham
• Volume 9: Pateley Bridge
• Volume 10: Group B Villages (Part 1)
• Volume 11: Group B Villages (Part 2)
• Volume 12: Group B Villages (Part 3)
• Volume 13: Group C Villages and the Countryside
1.13 In addition to the main consultation report, the Council has published the following
documents for consultation:
3• Site Allocations (Homes and Jobs) DPD: Preferred Options Sustainability
Appraisal.
• Site Allocations (Homes and Jobs) DPD: Strategic Flood Risk Assessment
(Sequential Test)
• Strategic Housing Land Availability Assessment: Consultation Draft.
1.14 The main consultation report and all these accompanying reports are available on the
Council’s website: www.harrogate.gov.uk/harrogate-3163 , at the main Council
offices and in all the District’s libraries.
Settlement Growth in Harrogate District
1.15 The Regional Spatial Strategy for Yorkshire and the Humber proposes that Harrogate
District should provide for 390 (net) new dwellings per annum up to 2026. The
Council’s Core Strategy (Policy SG1: Settlement Growth: Housing Distribution)
proposes that these new dwellings will, up to 2023, be broadly distributed as follows:
• Harrogate (including Pannal) 48%
• Knaresborough (including Scriven) 14%
• Ripon 8%
• Boroughbridge (including Langthorpe) 3.5%
• Masham 2%
• Pateley Bridge (including Bridgehousegate) 3%
• Villages and Countryside 21.5%
1.16 The Core Strategy also sets out where land should be provided for new jobs. In
addition to land which has planning permission for employment, Core Strategy Policy
JB3 (Land for Jobs and Business) seeks the provision of 5 hectares of employment
land in the Harrogate and Knaresborough area, and 3 hectares in Boroughbridge.
Settlement Growth in Boroughbridge
1.17 This volume of the consultation report deals with the growth requirements for
Boroughbridge and covers land both within and adjacent to the town. Through its
work on the Strategic Housing Land Availability Assessment, the Council has
surveyed all land within and adjacent to the town. This work, along with the land put
forward by landowners and interested parties, has resulted in a number of sites being
considered in detail as options for site allocation. In the District’s six main towns only
those sites likely to provide 10 or more dwellings have been identified for
assessment. In the District’s villages, sites likely to yield 5 or more dwellings have
been identified for assessment. Map 1 shows the extent of this area and the sites
which have been assessed during the preparation of this DPD.
4Map1: Sites assessed in Boroughbridge as part of the preparation of the DPD
51.18 Each site option has been the subject of a sustainability appraisal, the details of which
are included within a separate report. The summary and conclusions of the
Sustainability Appraisal of these sites are included in Appendix A.
1.19 Each site option has also been assessed in terms of its suitability, availability, viability,
and accessibility and this information is given in Appendix B. Appendix B also includes a
summary of any consultation responses the Council has received on these sites at the
Issues and Options Consultation stage during summer 2006.
2.0 PREFERRED SITE OPTIONS FOR NEW HOMES AND JOBS
2.1 Map 2 shows the location and extent of the preferred site options in Boroughbridge. For
each preferred site option, this section includes site details (reference nos,
name/address, site area, development potential, and a map); details of the amount of
land required to meet the housing requirement in Boroughbridge; and site issues to be
addressed if the site were to be developed in the future. You are encouraged to answer
as many questions as possible about each site on the response form provided and return
your answers to the Council by Friday 29 February 2008.
2.2 Appendix A provides justification for the Council’s selection of preferred option sites and
information from the Sustainability Appraisal. It also contains information on the
proposed timing of release of the preferred site options in the event that they are to be
carried forward as allocations or included in the Council’s 5 year housing land supply.
Your views are also requested on these issues.
2.3 The Council has sought to identify sufficient preferred site options to meet strategic
housing land requirements to 2025 (15 years after the adoption of this DPD). As well as
considering about 500 sites put forward by landowners and interested parties, the
Council has assessed the development potential of land within and around 58
settlements in the District to identify other development opportunities. Despite this
comprehensive site search it has not been possible to identify sufficient suitable land to
meet the District’s requirements to 2025. Consequently, the approach being taken in
this DPD is to identify sufficient specific sites to meet strategic housing requirements for
a minimum of 10 years and, for the last 5 years of the 15 years plan period, to rely on
the contribution that will inevitably be made by windfall development. This situation
complies with national and emerging regional planning policy because:
• There is a 10 year ‘post DPD adoption’ supply of housing land in the District which
broadly matches the proposed housing distribution in Core Strategy Policy SG1 (10.2
years)
• The Core Strategy Policy SG2 identifies the locations for housing growth beyond
2020, and
• The scale of windfall development that will come forward within the locations set out
in Policy SG2 is considerable and will in addition to the identified land allocations
ensure the delivery of a 15 year ‘post DPD adoption’ supply of housing (see
Appendix C)
2.4 The text accompanying each preferred option later in this section outlines how many
new dwellings are required in Boroughbridge up to 2020 and 2025, and how much land
would be required to accommodate this scale of development. Appendix A explains why
a supply of housing up to 2025 has not been identified in Boroughbridge.
2.5 Appendix C illustrates how the Boroughbridge housing supply position relates to that of
the District as a whole and the target percentages set out it in the Core Strategy.
Appendix D provides information on the need for a five year housing land supply in the
District
7Map 2: Preferred Site Options
8Ref: B11(1): Riverside Sawmills, Boroughbridge
Site Area: 4ha
Use: Mixed use
Indicative 100 dwellings based on 3.3ha of site developed at 30
Development dwellings per hectare (market and affordable), waterside
Potential: leisure provision, improvements to the marina/water side
area
Settlement Growth
The Government’s policy is to ensure that housing is developed in suitable locations which offer a
range of community facilities and with good access to jobs, key services and infrastructure, with the
priority for development being on previously developed land.
The Council’s Core Strategy proposes that about 3.5% of the District’s 390 new dwellings per annum
should be built in Boroughbridge (including Langthorpe). 3.5% reflects the need for affordable
housing in Boroughbridge compared to the rest of the District. Based on a site density of 30 dwellings
per hectare (dph), this will result in the following land requirements for new homes in Boroughbridge
up to 2020 and 2025:
a) Net dwelling requirement (2004 to 2020) 218
b) Dwellings (gross) completed (2004 to 2007) 56
c) Dwellings (gross) with planning permission (as at 1 April 2007) 35
d) Outstanding dwelling requirement [a minus (b+c)]* 132
e) Land required to meet (d) @ 30dph 4.4ha
f) Net dwelling requirement (2004 to 2025) 286
g) Outstanding dwelling requirement [f minus (b+c)]* 200
h) Land required to meet (g) @ 30dph 6.6ha
* adjusted to reflect net dwelling requirement (5% reduction of gross figure, in line with RSS
gross/net house build ratio for Harrogate)
9The Council has not made any decisions on where exactly this new housing should be built.
However, along with one other site (B12), this site is one of the Council’s Preferred Options for new
housing in Boroughbridge.
Do you agree or disagree that this site is one of the most suitable sites in and around
Boroughbridge for new housing?
If you disagree please tell us which site or sites would be better suited to providing new homes in
Boroughbridge and give reasons why you prefer these other sites.
To assist you in answering these questions, please refer to Appendix B of this report which includes
information on the other options being considered for new housing.
In the event that, having carefully considered all the consultation responses about this site, it
becomes a land allocation for new housing, please help us plan and design a sustainable
development by reading the following information and answering some or all of the questions set out
below.
Site issues to be addressed:
Homes for Local People
Due to the very high levels of local need, 50% of houses built on sites like this should be ‘affordable’ –
ie provided for local people who cannot afford to buy or rent homes on the open market. These
houses are likely to be built by a housing association and through a legal agreement would be
secured at affordable prices and for local people in future sales or changes in tenant. In order to best
meet these priority affordable housing needs in the Boroughbridge area, the Council will generally
seek to secure a mix of 2 and 3 bedroom family dwellings, with about:
• 65% in the rented sector, (referred to as social rented housing) and
• 35% in affordable home ownership (referred to as intermediate housing)
The affordable housing will be mixed throughout the site with open market housing and be designed
to be indistinguishable from it. The precise type, tenure and size of affordable housing will be
determined by site-specific factors.
The Council is currently assessing local demand for open market housing in Boroughbridge so that
the other 50% of the homes provided on this site will closely match that demand.
• Do you have any views on what type and size of homes should be built on this site to best match
the need and demand for homes in Boroughbridge?
Jobs and Business
This site is currently in employment use and is protected by saved policy E2. Re-development of this
site will require the successful relocation of John Boddy Timber who currently occupy the site. The
emerging Core Strategy identifies a need for additional employment land in Boroughbridge over the
medium/longer term. It may be appropriate to retain some small workshop based employment use on
the site.
• Do you agree or disagree that some small scale employment use would be suitable on this site,
where best should this be located and what type of businesses are appropriate here?
Travel
In developing this site, the key objectives for travel will be to reduce car dependency, by improving
non car access to jobs,shops and services, to maintain and if possible improve road safety, and to
minimise traffic congestion.
• Do you have any comments about the site containing the following measures to achieve the
above objectives?
10o A principal vehicular access from Roecliffe Lane
o Secondary vehicular access from Horsefair via Valuation Lane
o Pedestrian networks linking new housing with existing and Horsefair and public
transport
• Do you have any comments on the following measures which the developer of the site could
provide/contribute to:
o provision of 2x annual local bus travel cards for each dwelling with possible
discounts from the bus company in one or more subsequent years
o ensuring that dwellings are within a maximum walk of 400m of a bus stop which is
well lit, has a shelter, and CCTV equipment capable of being centrally monitored by
Harrogate Borough Council where possible.
o Provision of a car club on site which would provide a number of cars within a short
walk of dwellings. Such schemes usually enable members of the club to easily book
the use of a car by text or phone, and pay by the hour for its use. Cars are generally
operated using a smartcard.
Environment and Quality of Life
Good design is essential and this should not only provide for the needs of the occupants, but also
respond sensitively to the characteristics of the site and surroundings. These characteristics will
influence the siting of buildings, their form, scale and landscaping, as well as the location and type of
open space within any development.
• Do you have any views about what existing natural assets and landscape features on the site
should be retained and perhaps enhanced? For example distinctive trees, hedgerows, wetland,
species and habitats etc?
• Do you have any views about what existing buildings or structures, for example boundary walls,
on the site should be retained?
• Part of this site is within the Boroughbridge conservation area. Development of the site must be
designed to preserve and enhance the special character of the area. Do you have any views as to
what is special about the character of the immediate area, which should inform the design of
development on this site? For example building size/height, form and design, the need for spaces
about buildings and larger public open spaces, trees, planting, boundary walls?
• The Council wishes to create new development which, by design, layout, usage and sources of
renewable energy, minimises greenhouse gas emissions and waste. How do you think this might
be achieved on this site?
• New development should minimise the risk of flooding. The Council will seek to achieve this
through the design and location of buildings and hard surfacing. Have you any views of how this
should be achieved here? E.g.not building on land susceptible to flooding, limiting surface water
run off.
• Do you have any comments on the following measures which seek to achieve good design and
layout on this site:
o Open up views of the marina, remove conifer belt to north site boundary
o Enhancements to the site boundary to improve the setting of the Conservation Area
o Retention of sycamores that run along the centre of the site
o Development at the northern end of the site designed to take advantage of the
waterside setting
o Improved access to the marina and towpath
o Retention of hedge along western boundary which is covered by TPO
Communities
Developing strong, vibrant and sustainable communities is a Government and Council priority and this
means meeting the diverse needs of all people in existing and future communities.
• The site provides opportunities to improve waterside leisure provision. Do you have any views on
what this should be? E.g small scale retail provision, or café
11• A development of this size would require parts of it to be laid out for open space in line with the
Council’s open space standards. Do you have any views on where this should be, what it should
look like, how it should be used and what facilities it should contain?
• Are there opportunities to provide low-key interpretation facility for the Devil’s Arrows or possibly
the Battle of Boroughbridge?
For information about water and sewage capacity, ground conditions and other more technical
information about the potential to development this site, refer to the relevant Site Schedule in
Appendix B of this document.
12Ref: B12: Farnell Technology Park
Site Area: 6ha
Use: Mixed use
Indicative 60 dwellings based on 2ha developed at 30 dwellings per
Development hectare (Market and Affordable), 2-3ha hectares of
Potential: employment land, and substantial tree planting adjacent to
the A168
Settlement Growth
The Government’s policy is to ensure that housing is developed in suitable locations which offer a
range of community facilities and with good access to jobs, key services and infrastructure, with the
priority for development being on previously developed land.
The Council’s Core Strategy proposes that about .5% of the District’s 390 new dwellings per annum
should be built in Boroughbridge (including Langthorpe). 3.5% reflects the need for affordable
housing in Boroughbridge compared to the rest of the District. Based on a site density of 30 dwellings
per hectare (dph), this will result in the following land requirements for new homes in Boroughbridge
up to 2020 and 2025:
a) Net dwelling requirement (2004 to 2020) 218
b) Dwellings (gross) completed (2004 to 2007) 56
c) Dwellings (gross) with planning permission (as at 1 April 2007) 35
d) Outstanding dwelling requirement [a minus (b+c)]* 132
e) Land required to meet (d) @ 30dph 4.4ha
f) Net dwelling requirement (2004 to 2025) 286
g) Outstanding dwelling requirement [f minus (b+c)]* 200
h) Land required to meet (g) @ 30dph 6.6ha
* adjusted to reflect net dwelling requirement (5% reduction of gross figure, in line with RSS
gross/net house build ratio for Harrogate)
13The Council has not made any decisions on where exactly this new housing should be built.
However, along with one other site (B11(1)), this site is one of the Council’s Preferred Options for new
housing in Boroughbridge.
• Do you agree or disagree that this site is one of the most suitable sites in and around
Boroughbridge for new housing?
• If you disagree please tell us which site or sites would be better suited to providing new homes in
Boroughbridge and give reasons why you prefer these other sites.
To assist you in answering these questions, please refer to Appendix B of this report which includes
information on the other options put forward for new housing.
In the event that, having carefully considered all the consultation responses about this site, it
becomes a land allocation for new housing, please help us plan and design a sustainable
development by reading the following information and answering some or all of the questions set out
below.
Site issues to be addressed:
Homes for Local People
Due to the very high levels of local need, 50% of houses built on sites like this should be ‘affordable’ –
ie provided for local people who cannot afford to buy or rent homes on the open market. These
houses are likely to be built by a housing association and through a legal agreement would be
secured at affordable prices and for local people in future sales or changes in tenant. In order to best
meet these priority affordable housing needs in the Boroughbridge area, the Council will generally
seek to secure a mix of 2 and 3 bedroom family dwellings, with about:
• 65% in the rented sector, (referred to as social rented housing) and
• 35% in affordable home ownership (referred to as intermediate housing)
The affordable housing will be mixed throughout the site with open market housing and be designed
to be indistinguishable from it. The precise type, tenure and size of affordable housing will be
determined by site-specific factors.
The Council is currently assessing local demand for open market housing in Boroughbridge so that
the other 50% of the homes provided on this site will closely match that demand.
• Do you have any views on what type and size of homes should be built on this site to best match
the need and demand for homes in Boroughbridge?
Jobs and Business
The eastern part of this site is employment use, with approximately half of this areas occupied by a
vacant unit. The existing business on the site (Kelan Circuits) is to remain in situ.
To meet the needs of business in the area, to maintain the balance between new homes and new
jobs, and to reduce the need to travel to employment outside the District, it is considered appropriate
to provide additional employment land in the Boroughbridge Area. The development of about 2-3
hectares of employment land on this site, would contribute to the mix of uses on this site and the
area’s need for additional employment land.
• Do you agree or disagree that employment land would be suitable on this site. Where best
should this employment land be located and what type of businesses are appropriate here?
• Are there any other sites in Boroughbridge that could be developed for employment purposes?
14Travel
In developing this site, the key objectives for travel will be to reduce car dependency, by improving
non car access to jobs,shops and services, to maintain and if possible improve road safety, and to
minimise traffic congestion.
• Do you have any comments about the site containing the following measures to achieve the
above objectives?
o Existing vehicular access is from Wetherby Road. This would require extending and
upgrading to access the western portion of the site.
o Pedestrian links from the site to footpaths adjacent to Wetherby Road
• Do you have any comments on the following measures which the developer of the site could
provide/contribute to:
o provision of 2x annual local bus travel cards for each dwelling with possible
discounts from the bus company in one or more subsequent years,
o ensuring that dwellings are within a maximum walk of 400m of a bus stop which is
well lit, has a shelter, and CCTV equipment capable of being centrally monitored by
Harrogate Borough Council where possible.
o Provision of a car club on site which would provide a number of cars within a short
walk of dwellings. Such schemes usually enable members of the club to easily book
the use of a car by text or phone, and pay by the hour for its use. Cars are generally
operated using a smartcard.
Environment and Quality of Life
Good design is essential and this should not only provide for the needs of the occupants, but also
respond sensitively to the characteristics of the site and surroundings. These characteristics will
influence the siting of buildings, their form, scale and landscaping, as well as the location and type of
open space within any development.
• Do you have any views about what existing natural assets and landscape features on the site
should be retained and perhaps enhanced? For example distinctive trees, hedgerows, wetland,
species and habitats etc?
• Do you have any views about what existing buildings or structures, for example boundary walls,
on the site should be retained?
• Do you have any comments about how the buildings and open spaces on the site should be laid
out and designed? For example, how high should the houses be on different parts of the site;
what new tree planting would be important?
• The Council wishes to create new development which, by design, layout, usage and sources of
renewable energy, minimises greenhouse gas emissions and waste. How do you think this might
be achieved on this site?
• New development should minimise the risk of flooding. The Council will seek to achieve this
through the design and location of buildings and hard surfacing. Have you any views of how this
should be achieved here? E.g.not building on land susceptible to flooding, limiting surface water
run off.
• Do you have any comments on the following measures which seek to achieve good design and
layout on this site:
o Substantial landscape planting along the western boundary of the site
o Retention of hedgerows and oak tree on in north east corner of the site
o Careful consideration to be given to the siting of employment development so as not
to detract from residential amenity
o Buffer zone between the River Tutt and any development of at least 8m should be
provided to maintain the integrity of the river corridor
o Opportunity exists for imaginative/innovative design not merely reflective of
surrounding house type
15Communities
Developing strong, vibrant and sustainable communities is a Government and Council priority and this
means meeting the diverse needs of all people in existing and future communities.
• A development of this size would require arts of it to be laid out for open space in line with the
Council’s open space standards. Do you have any views on where this should be, what it should
look like, how it should be used and what facilities it should contain?
• Are there any other facilities/services that should be provided on this site to help create a
sustainable community?
For information about water and sewage capacity, ground conditions and other more technical
information about the potential to development this site, refer to the relevant Site Schedule in
Appendix B of this document.
163.0 WHAT HAPPENS NEXT?
3.1 Your comments will be carefully considered and any additional site assessment work
and sustainability appraisals will be undertaken. In January 2009, having taken into
account your views and other relevant information, the Council will decide which sites
should be allocated for new homes and jobs, and then submit the Site Allocations
(Homes and Jobs) DPD to the Secretary of State in February 2009 with the aim of
adoption during March/April 2010.
3.2 Before the DPD can be adopted, you will have a final six week period to either
support, or if you consider they fail one or more of the tests of soundness, object to
the proposed site allocations. Any representations received during this period will be
considered by an independent inspector and he/she will hold a public examination
into the ‘soundness’ of the DPD. After the examination the Inspector will make
recommendations on the DPD and these will be binding on the Council.
17APPENDIX A
SELECTION OF PREFERRED SITE OPTIONS
A total of 16 sites have been identified as site options for consideration both within and on
the edge of Boroughbridge. Not all of these sites are required to meet the development
needs of Boroughbridge. This section sets out how the Preferred Options have been
chosen, balancing the development needs of Boroughbridge with site suitability.
Boroughbridge Sites: Sustainability Appraisal Summary
An integral part of the process of preparing the Harrogate District Local Development
Framework is a Sustainability Appraisal to assess the environmental, economic and social
impact of the strategies and policies contained within it to ensure the Local Development
Framework contributes to the achievement of sustainable development. Alongside this is
the requirement to carry out a Strategic Environmental Assessment in line with European
Legislation.
A Sustainability Appraisal Framework was developed, comprising a number of social,
environmental and economic objectives against which to appraise sites in terms of their
potential for development. The objectives cover a range of matters including provision of
quality housing for all, accessibility to jobs and services, climate change, including flood risk,
natural and historic environment and supporting the local economy. Full details of the
Appraisal Framework is set out in the Sustainability Appraisal Report at Appendix 4. Against
each of the Sustainability Appraisal objectives the sites were given either a positive impact
(+), negative impact (-), uncertain impact (?) or Neutral/no relationship (O).
The table below shows how the options compared against the sustainability appraisal and
provides a commentary. The concluding remarks focus on those sites that are the most or
least sustainable options. A detailed appraisal matrix for all of the sites is set out at
Appendix 5 of the Sustainability Appraisal Report.
Sites proposed for housing/mixed use Soc Env Econ
B2: Land south of Roecliffe Lane (3.9ha) ++ - O
B4: Three Arrows Field (5.3ha) ++ -- O
B5: Land north of Skelton Road, Langthorpe (0.3ha) ++ -- O
B6: Aldborough Gate (7ha) ++ +/- O
B8: Land north of Milby Cut (5.5ha) ++ +/- --
B11: Riverside Sawmills (2.1ha) ++ ++ -
B12: Farnell Technology Park and land to the rear (6ha) ++ +/- ++
RL130: Land at Bell Close Farm, Minskip (0.4ha) ++ +/- O
RL1140: Land at Bellwood House, Minskip Road ++ +/- O
(1.6ha)
Commentary
All of the sites perform well against the social objectives, with all of the sites capable of delivering affordable
housing. In terms of accessibility half of the proposed sites (B2, B6, B11, B12) are located such that
residents can easily access services and easily commute to a range of workplaces by non car modes of
transport.
With the exception of B12 all of the sites have been proposed for housing and therefore the impact on the
economic objectives is considered overall to be neutral, although it is recognised that the provision of
affordable housing can help employers to recruit and retain staff. B12 has been proposed for mixed use
development and an enlarged employment element will contribute to the identified need for additional
employment land in Boroughbridge. Housing development on sites B8 and B11 will result in the loss of
employment land. In the case of B11 the existing business on site only requires half the existing site to
enable it to carry out its operations.
24B11 performs very well against the environmental objectives. It represents the redevelopment of a
brownfield site within the development limit that affords good accessibility to jobs and services by non car
modes. However part of the site lies in Flood zones 2 and 3. Two of the sites (B4, B5) perform very poorly
against the environmental objectives. Development of B4 for housing would result in the extension of the
settlement into the countryside thereby harming the countryside character of the area. This site also
contains a Scheduled Ancient Monument and housing development would have a detrimental impact upon
its setting. A small proportion of the site lies in Flood Zone 2. Development of B5 will result in the
extension of the settlement in to the countryside. Along with B4 the site is not located such that residents
can easily access services and easily commute to a range of workplaces by non car modes. In the case of
B5 achieving a satisfactory access may be difficult. B2 also performs poorly, again resulting in the
extension of the settlement into the countryside thereby harming the countryside character of the area. The
site is, however considered to be easily accessible to a range of services and facilities. The remaining sites
offer a range of both positive and negative benefits.
Concluding remarks
Subject to the satisfactory re-location of the existing business on the site and the resolution of flood risk
issues the B11 would be appropriate for redevelopment. This is a brownfield site located within the
development limit and affords a good level of accessibility and provides opportunities for environmental
enhancement. B12 also performs well against the sustainability appraisal objectives. Whilst part of the site
is greenfield, the remainder is a brownfield site and an allocation for mixed use would being economic
benefits. The site affords a good level of accessibility and lies within the development limit.
The least sustainable sites for development are sites B4 and B5. Whilst these sites perform well against
the social objectives, the development of these sites would have a significant adverse impact against the
environmental objectives.
Sites proposed for employment Soc Env Econ
B3: Land at Aldborough Gate, Minskip (2.4ha) O -- ++
B17: Bar Lane (1.7ha) O -- ++
B18: Brickyard Road (11.2ha) O -- ++
B100: Land at Aldborough Gate, Minskip (0.9ha) O -- ++
B1000: Land at Aldborough Gate, Minskip O -- ++
(1.8ha)
RL39: Land at Minskip (2.4ha) O -- ++
Commentary
All of the sites have been proposed for employment and therefore the impact on the social objectives is
considered overall to be neutral.
The sites all score positively against the economic objectives. There is an identified need for additional
employment land in Boroughbridge and the proposed sites would facilitate the provision of a range of land
and premises to meet business needs. In all cases, however, the location of the sites means that they are
not easily accessible by modes of transport other than the car.
All of the sites score negatively against the environmental objectives. Sites B3, B100, and B1000 are
adjacent parcels of land. These are Greenfield sites which provide a locally important gap between the
settlements of Boroughbridge and Minskip. Development would be obtrusive and lead to the coalescence
of the two settlements. B17 and B18 are extensions to the existing employment development at Bar Lane.
B18 would be a large extension of built development into the open countryside, thereby harming the
character of the area. In addition development would result in the loss of woodland cover. B17 is smaller in
scale with a marginal part of the site in flood zone 2.
Concluding remarks
None of the sites perform well against the sustainability appraisal. Whilst the sites perform very well against
the economic objectives they do not perform very well against the environmental objectives
Preferred Options
The Sustainability Appraisal referred to above has highlighted in broad terms, which sites
perform better against the sustainability objectives than others. This has been a very
important influence in the selection of the preferred options. Other factors and information
may also influence the choice of preferred options such as:
• The planning policy context e.g. the amount of housing and employment land required in
the area.
25• Other studies e.g. Harrogate and Knaresborough Urban Extension Study
• The weight to be attached to particular impacts for specific sites
• The acceptability of particular impacts for specific sites
• Recent development or development proposals.
In broad terms the Core Strategy’s housing target for Boroughbridge of 3.5% of the District’s
total will be able to be met through the development of the most sustainable site options of
B11 ‘Riverside Sawmills’ and
B12 ‘Farnell’s Technology Park and land to the rear
It is estimated that these sites could yield 160 dwellings. This figure approximates closely to
the allocation target of 132 dwellings for Boroughbridge up to 2020 and excludes any
windfall allowance for the development of unexpected brownfield sites, including
conversions. (See Appendix C). This suggests there is no need, within this period, to seek
any further extensions to the existing built up area of the town into the countryside apart from
the greenfield and ‘urban fringe’ land to the west of the former Farnell Technology Park.
There are uncertainties over the timing of relocation of the business at the Riverside
Sawmills whereas the former Farnell Technology Park is largely vacant and in need of early
regeneration. This suggests an early release of the Farnell Technology Park site and
probably a post 2012 release of the Riverside Sawmills site would be an appropriate ‘plan,
monitor and manage’ approach to housing provision in Boroughbridge up to 2023.
The Core Strategy’s employment land requirement for Boroughbridge of 3 hectares of
additional land is more difficult to find. Apart from the mixed residential and employment use
on Farnell Technology Park site there are only greenfield site options on the other side of the
A1(M) from the main town. The need for additional employment land in Boroughbridge was
identified for the later part of the plan period and a major intensification of an existing 4
hectare site off Bar Lane is currently proposed. For these reasons no other preferred
options are put forward for additional employment land in Boroughbridge.
Preferred Options Site Delivery (Indicative)
Preferred Site Options Site Area Dwellings Employment Release Completion
(ha) land (ha) (Grant of
planning
permission)
B11(1): Riverside Sawmills 4ha 100 N/A 2012 2015
B12: Farnell Technology Park 6ha 60 2-3ha 2008 2012
26APPENDIX C
DELIVERING HARROGATE DISTRICT’S HOUSING (2004-2020)
Borough- Pateley Villages &
Harrogate Knaresb’r Ripon Masham Total
bridge Bridge Rural
a) Completions (04 to 07) 534 87 209 56 12 8 350 1256
b) Adjusted permissions (1 April 07) 407 265 169 35 15 9 466 1366
c) Existing gross supply (a + b) 941 352 378 91 27 17 816 2622
d) Existing net supply (95% of c) 894 334 359 86 26 16 775 2490
e) Total net dwelling requirement
2995 874 499 218 125 187 1342 6240
(2004 to 2020)
f) Minimum dwelling target (e - d) 2101 540 140 132 99 171 567 3750
g) Preferred Site Options Yield 2073 575 203 160 164 47 601 3823
h) Total yield from identified sites
2967 909 562 246 190 63 1376 6313
(d + g)
i) Housing distribution based on yield
47.0% 14.4% 8.9% 3.9% 3.0% 1.0% 21.8% 100%
from identified sites (Row h)
j) Core Strategy Target Distribution 48% 14% 8% 3.5% 2% 3% 21.5% 100%
Windfall estimate (2007 to 2020)
(based on trends from 1997 to 2007) 1677 182 351 104 39 26 962 3341
83Columns:
Harrogate Parish, including Pannal (Housing Need Sub Area HNSA 1)
Knaresborough Parish, including Scriven (HNSA 2)
Ripon Parish (HNSA 3)
Boroughbridge and Langthorpe (main built up areas of HNSA 4)
Masham area (HNSA 11)
Pateley Bridge, including Bridgehousegate (main built up areas of HNSA 10)
Villages & Rural (HNSA’s 5,6,7,8,9,12,13,14,15,16 & remaining parts of 4 & 10)
Rows:
a) Gross dwelling completions from 1 April 2004 to 31 March 2007
b) Outstanding permissions (gross) estimated to be built before 2020 (derived from 95% of the District’s 1504 dwellings with outstanding permissions on at 1
April 2007)
c) Existing dwelling supply (gross) as at 1 April 2007 (a + b)
d) Existing dwelling supply (net) as at 1 April 2007 (5% reduction of gross figure, in line with RSS gross/net house built ratio for Harrogate)
e) 390 (net) dwellings per annum multiplied by 16 years (District total) then multiplied by the Core Strategy % for settlement/area
f) Minimum dwelling target to be met by site allocations for housing (e – d)
g) Estimated net dwelling yield from Preferred Site Options (Sites of 10 or more dwellings identified in the six main settlements, sites of 5 or more dwellings
in Group B & C villages)
h) Total yield from identified sites, existing net supply (d) + Preferred Options Site Yield (g)
i) Proportion of District’s total yield from identified sites within each settlement or area.
j) Core Strategy Policy SG1 targets for settlement growth.
Windfall estimate: Number of dwellings which would come forward in each settlement/area up to 2020 were past trends to continue on small brownfield sites
and conversions within the constraints of the emerging Core Strategy. (ie dwellings which could come forward on sites/within buildings which have not been
able to be identified in the Site Allocations (Homes and Jobs) DPD.)
84APPENDIX D
A DISTRICT FIVE YEAR LAND SUPPLY
There is now a Government requirement to identify a five year housing land supply of
deliverable sites. This level of housing supply must be maintained at all times and is
designed to assist in the delivery of the appropriate level of housing in each District.
Where a District does not have a five year land housing land supply from existing planning
permissions and land allocations, the government urge local planning authorities to
supplement what supply they have with unallocated brownfield sites. If local authorities fail
to maintain a continuous five year housing land supply, then planning applications for
housing elsewhere (either greenfield or brownfield) will be considered more favourably at
appeal.
Currently the District does not have a five year housing land supply from existing
permissions and land allocations. The full details of the housing land supply position is
included as an Appendix to the Council’s Draft Strategic Housing Land Availability
Assessment (also available on the Council’s website and out for consultation). The following
sites are proposed for inclusion in the five year housing land supply. Those emboldened are
in this sector/settlement.
Site Ref Location Capacity
H39 BT Training Centre, Harrogate 14
H104 Land at Cornwall Road, Harrogate 96
H105 Land West of Harlow Moor Road, Harrogate 54
H110(1) White's Removals, Mornington Terrace, Harrogate 36
H1011 Park View Car Park, Harrogate 18
H1013 Spa Lane, Starbeck 10
H1014 Diamond Grove Garages, Starbeck 10
H1023 Spa Tennis Club, Kent Drive, Harrogate 18
H1026 Nidd Vale Motors, Leeds Road, Harrogate 50
K30 Land on Blind Lane, Knaresborough 20
K10 Off Chain Lane, Knaresborough 20
K1008 Strikes Garden Centre, Knaresborough 13
R23 Red House, Palace Road, Ripon 40
R17 Old Goods Yard, Hutton Bank, Ripon 42
R11 Gas Works, Stonebridgegate, Ripon 10
R1009 Black Swan Yard, Ripon 10
R1007 95 Harrogate Road, Ripon 10
R1008 Ex Library, Water Skellgarth, Ripon 10
B12 Farnell Technology Park, Boroughbridge 60
RL15 Ebor View, Green Hammerton 9
RL1029 Former Council Yard, Green Hammerton 11
RL1132 Former Killinghall Garage, Killinghall 5
H1071 Princess Royal Way / Spacey Houses, Pannal 17
TOTAL 583
Following the receipt of views as part of this consultation on the potential early release of
these sites for housing the Council will make a final decision on which sites to include in the
five year supply in March 2008. Once approved as part of the five year housing land supply
the principle of residential development on these sites will be established.
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