Planning in Hambleton

Open Space, Sport and Recreation

The Council will seek to protect and enhance open space, Local Green Space and sport and recreational facilities in order to support the health and well-being of local communities. Residential development A proposal for housing development of 10 or more dwellings will only be supported where: a. it incorporates or otherwise makes provision for open space, sport and recreational facilities to meet the needs arising from the development in line with the standards set out in Appendix E: 'Open Space, Sport and Recreation Standards'. Provision should be made on site where possible, but contributions to the improvement and/or enhancement of existing provision will be supported where it is accessible from the proposed development; b. it delivers net gains to the network of green infrastructure and is designed to encourage healthy lifestyles by incorporating such features as cycleways, footpaths and other informal facilities; and c. for proposals that include education provision, the layout facilitates the dual use of any public open space and/or sports facilities. Protecting existing provision Where a proposal involves the whole or partial loss of open space of public value, sport or recreational space and facilities, it will only be supported where it can be demonstrated that: d. suitable replacement facilities of at least equivalent value, judged in terms of availability, accessibility, quality and quantity, will be provided in an equally accessible location; or e. there is a surplus of such facilities in the area and the loss would not adversely affect the open space, sport or recreational needs of the local population; or f. the proposal is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use; or g. the development of a small part of the space/facility would offer the best way of retaining and enhancing sport and recreation facilities on the site and would provide overriding benefits to the local community. Local green space The sites listed in Appendix D: 'Local Green Space' are designated as Local Green Space. Proposals for development within Local Green Spaces will be determined in accordance with national planning policy for the Green Belt. Local Green Space may be designated in a neighbourhood plan, if the space accords with the criteria in the national planning policy. Public rights of way A proposal will be supported where it is demonstrated that: h. the routes of any rights of way and their associated amenity value will be protected or, where this is not possible, the affected routes can be diverted with no loss of recreational or amenity value; and i. opportunities for enhancement through the addition of new links to the public rights of way network and/or the provision of new facilities have been fully explored and, where reasonable and viable, incorporated into the proposal.

Community Facilities

New facilities A proposal that provides for new or enhanced community facilities will be supported if the proposed facility will be accessible to the community it is intended to serve and the development would not detract from the character of the local area. In considering the suitability of a site for a new community use, the Council will have regard to the local need for the facility. Existing facilities A proposal that would result in the loss of premises or land currently or last in community use will not be supported unless it can be demonstrated that: a. prior to the commencement of development a satisfactory replacement facility will be provided in a suitably accessible location for the catchment area or the community served; b. the existing use is no longer financially or operationally viable and there is no reasonable prospect of securing a viable satisfactory alternative community use; c. the continued use of the site for community purposes would conflict with other planning policies; or d. the loss of the community facility is integral to a strategic proposal to improve community services within the locality.

Neighbourhood Planning

The Council will support the production of neighbourhood plans that are in general conformity with the following strategic policies: a. All policies in chapter 3 'Vision and Spatial Development Strategy'; b. Policies - 'EG1: Meeting Hambleton's Employment Need' 'EG3: Town Centre Retail and Leisure Provision' 'HG1: Housing Delivery' 'HG3: Affordable Housing Requirements' 'E1: Design' 'IC1: Infrastructure Delivery' 'IC3: Open Space, Sport and Recreation' 'RM2: Flood Risk' For neighbourhood plans to progress to referendum they are required to meet the Basic Conditions, which include being in conformity with the strategic policies of this plan.

Design

All development should be of a high quality, integrating successfully with its surroundings in terms of form and function, reinforcing local distinctiveness and help to create a strong sense of place. All development should have regard to relevant national and local policies, advice or guidance that promotes high quality design, details the quality or character of the area or describes how the area should develop in the future, including, but not limited to, settlement character assessments, neighbourhood plan policies, conservation area appraisals and village design statements. A proposal will therefore be supported where it: a. responds positively to its context and has drawn inspiration from the key characteristics of its surroundings, including natural, historic and built environment, to help create distinctive, high quality and well-designed places; b. respects and contributes positively to local character, identity and distinctiveness in terms of form, scale, layout, height, density, visual appearance, visual relationships, views and vistas, the use of materials, native tree planting and landscaping; c. achieves a satisfactory relationship with adjacent development and does not have an unacceptable impact on the amenities or safety of future occupiers, for users and occupiers of neighbouring land and buildings or the wider area or creating other environmental or safety concerns; d. incorporates reasonable measures to promote a safe and secure environment by designing out antisocial behaviour and crime, and the fear of crime, through the creation of environments that benefit from natural surveillance, defensible spaces and other security measures, having regard to the principles of Secured by Design; e. promotes accessibility and permeability for all by creating safe and welcoming places that connect with each other and are easy to move through, putting people before traffic and integrating land uses and transport; f. is accessible for all users by maximising opportunities for pedestrian, wheelchair and cycle links within the site and with the surrounding area and local facilities, providing satisfactory means for vehicular access and incorporating adequate provision for parking, servicing and manoeuvring in accordance with applicable adopted standards; g. maximises health outcomes, including those that reduce health inequalities and mitigate climate change by improving active travel and walkability, and contributes to health and well-being by creating or improving existing open spaces that connect well with green infrastructure networks and incorporating nature conservation and biodiversity enhancements wherever possible; h. makes efficient use of the site consistent with achieving a high quality design particularly in relation to public realm, open space, green corridors and layout, and the protection of local character and amenity; i. promotes mixed and balanced communities, improving quality of life and facilitating social inclusion; j. achieves an improvement to existing open spaces that connect well with green infrastructure networks and incorporate nature conservation and biodiversity enhancements where possible; and k. achieves climate change mitigation measures through location, orientation and design, and takes account of land form, massing and landscaping to minimise energy consumption. The Council may require a masterplan or design code for large scale development or higher, phased or more complex residential and commercial development. This will be proportionate to the scale and complexity of the site and development proposed. Applicants should engage with the Council at an early stage to agree requirements. Where a proposal is to be accompanied by a masterplan or design code the applicant should be prepared to engage positively with a design review panel at an early stage if requested to do so by the Council. Applicants will be expected to implement recommendations from the process. Residential extensions and ancillary development A proposal for the extension of an existing residential dwelling, residential annexe or the provision of ancillary development within the residential curtilage will be supported where the above criteria are met, where relevant, and: l. the proposal respects the scale, massing and materials of the original dwelling and will not cause unacceptable harm to its character; m. there is no unacceptable harm caused to the character or appearance of the surrounding area or to the residential amenity of homes nearby; n. there is no unacceptable loss of parking or garden and amenity areas; o. in the case of a residential extension in the open countryside extensions will be supported provided that they are not visually intrusive in the landscape, the proposal would not result in a disproportionate addition over and above the size of the original dwelling and the extension would not dominate the house visually; and p. in the case of a detached residential annex, the annex is within the curtilage of the main dwelling, visually subordinate to the main dwelling, sited to ensure a clear functional link between the annexe and main dwelling and shares the same access, parking and garden areas. The Council may impose conditions on an annexe to ensure the annexe remains used for its intended purpose.

Amenity

All proposals will be expected to provide and maintain a high standard of amenity for all users and occupiers, including both future occupants and users of the proposed development as well as existing occupants and users of neighbouring land and buildings, in particular those in residential use. A proposal will therefore be required to ensure: a. adequate availability of daylight and sunlight for the proposed use, and would therefore not result in significant effects of overshadowing and the need for artificial light; b. the physical relationships arising from the design and separation of buildings are not oppressive or overbearing, and in particular will not result in overlooking causing loss of privacy; c. there are no significant adverse impacts in terms of noise (particularly with regards to noise sensitive uses and noise designations), including internal and external levels, timing, duration and character; d. that adverse impacts from the following sources will be made acceptable: i. air pollution; ii. contamination; iii. dust; iv. obtrusive light; v. odour; vi. overheating; and vii. water pollution; e. adequate and convenient provision is made for the storage and collection of waste and recycling; f. that there would be no adverse effect on safety near a notifiable installation and no increase in the number of people that would be put at risk in the vicinity of a notifiable installation; and g. that there would be adequate and convenient provision of private external amenity space. Where mitigation is necessary to ensure that the above requirements are met their compatibility with all other relevant policy requirements will be considered when determining the acceptability of the proposal.

Commercial Buildings, Signs and Advertisements

Commercial Buildings A proposal for a new commercial building to be used for any businesses use or main town centre use, defined in the 'Glossary' (' Page 265'), will only be supported where it: a. accords with any masterplan or design code that covers the site; b. respects the character and appearance of the area, being of appropriate design with regards to materials and colour; c. would not be the dominant feature of any location, leading to an excessive, visually cluttered or over bearing appearance; d. does not interfere with footpath or highway safety or cause any other safety hazard; e. does not cause obtrusive light or other adverse impacts on amenity; and f. includes an active frontage if located within a town, district or local centre. Replacement of building frontages A proposal for the replacement of the frontage to a building in use, or last used as, a main town centre use will be supported where all active frontages are maintained. Where the building is within a conservation area special attention must be had to the design, scale, materials, colours and lighting of any new frontage. Traditional or historic shopfronts should be retained and, where appropriate, refurbished or reinstated. Signs, advertisements and security measures Signs and advertisements will only be supported where they: g. respect the character and appearance of the area, site or host building being of appropriate siting, location, design, size, scale, number, colour and method of illumination, working with the architectural features of any buildings against which they would be viewed; h. are not located so as to obscure architectural details on a historic building or those in a conservation area; i. would not be the dominant feature of any location, leading to an excessive, visually cluttered or over bearing appearance; j. do not contribute to an unsightly proliferation or clutter of signs/advertisements in the vicinity; and k. do not interfere with footpath or highway safety, block routes in any way, cause obtrusive light or cause any other safety hazard. Special attention must be had to the design, scale, materials, colours and lighting of advertisements within a conservation area and on or in the setting of a listed building. A proposal will be required to show how the character and appearance of a conservation area will be preserved and where possible enhanced, and the presence of any heritage assets and the character of the surrounding area have been taken into consideration.

Extension to Dalton Industrial Estate, Dalton

1. Vehicle, cycling and pedestrian access will be taken from Eldmire Lane. 2. No heavy goods vehicles will be routed through Dalton or Topcliffe villages and appropriate measures must be put in place to ensure this exclusion. 3. If a secondary point of access is required this may be taken from Dalton Lane. 4. Part of the site, along the northern boundary, is within flood zone 2. Parts of the site are vulnerable to surface water flooding. A site specific flood risk assessment covering the entire site will be required to determine the nature and scope of any mitigation necessary. 5. Biodiversity and landscape features should be retained, including hedgerows and mature trees other than to allow a suitable access. Boundary features are to be enhanced to screen views of the site from the north, east and west. 6. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Habitats must be protected from adverse impacts, such as obtrusive light. 7. The site is considered to have archaeological potential and an archaeological assessment will be required. 8. The site is in a minerals safeguarding area for brick and clay; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. 9. Early engagement with Northern Gas Network, Northern Power Grid and Yorkshire Water is recommended in order to identify any undertakings which may be required for the development.

Shires Bridge Mill, Easingwold

1. Vehicular, pedestrian and cycle access points be taken through the Shires Bridge Business Park from York Road (A19). 2. Part of the site along the northern boundary is within flood zone 2. A site specific flood risk assessment will be required, any necessary attenuation measures and other mitigation measures should be incorporated and taken into account in the overall design and layout. 3. A preliminary ecological appraisal is required. Existing habitats should be retained and protected from adverse impacts, such as obtrusive light. 4. The site is prominent from the A19, particularly from views into the site from the south. Existing hedgerows and screening will be retained and landscaping and boundary planting should provide enhanced screening were possible. 5. The site is considered to have archaeological potential, particularly for later prehistoric and Romano-British settlement, and so an archaeological assessment will be required. 6. The site is in a minerals safeguarding area for brick and clay; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. 7. Early engagement with Northern Gas Network and Yorkshire Water is recommended in order to identify undertakings which may be required for the development. 8. Design in terms of scale, massing and materials should be consistent with the existing business park. 9. The site is within the North Yorkshire Green Infrastructure Corridor and the provision of landscaping, open space, surface water and flood risk management should incorporate links and/or enhancements to the corridor where opportunities allow.

Meeting Hambleton's Employment Need

The Council will seek to deliver sustainable economic growth within the district by supporting development of the sites allocated for business use in 'Part 2: Site Allocations', as shown on the Policies Map, in order to meet the need for employment land identified in policy 'S2: Strategic Priorities and Requirements'; Strategic locations a. Seeking to develop the role of the A1/A19 Growth Corridor by allocating new strategic employment sites at; 'LEB3: Aiskew Moor, east of Leeming Bar', for: Research and development of products and processes, industrial processes, general industrial or storage and distribution. Leeming Bar, 20.65ha 'DAL1: Extension to Dalton Industrial Estate, Dalton', for: Research and development of products and processes, industrial processes, general industrial or storage and distribution. Dalton, 24.57ha 'TIS3: 'Sowerby Gateway', Cedar Road, Sowerby', for: Offices to carry out any operational or administrative functions, research and development of products or processes, industrial processes, general industrial and storage and distribution uses. Sowerby, 11.6ha Market towns b. Supporting the role of the market towns through allocating employment land at; 'EAS2: Shires Bridge Mill, Easingwold', for: Research and development of products and processes, industrial processes, general industrial or storage and distribution. Easingwold, 2.55ha 'NOR2: West of Darlington Road, Northallerton', for: Research and development of products or processes, industrial processes, general industrial or storage and distribution. On the Darlington Road frontage only also offices to carry out any operational or administrative functions. Northallerton, 8.93ha 'STK2: East of Stokesley Business Park', for: Offices to carry out any operational or administrative functions, research and development of products or processes, industrial processes, general industrial or storage and distribution. Stokesley, 4.93ha 'STK3: Southeast of Terry Dicken Industrial Estate, Stokesley', for: Research and development of products and processes, industrial processes, general industrial or storage and distribution. 4.57ha c. Supporting the retail and leisure role of Northallerton town centre and the former prison site as a mixed commercial redevelopment location, 'NOR3: Northallerton Former Prison Site'.

Protection of Employment Land

Upgrading or redevelopment of an existing employment site for employment uses will be supported, provided that adverse environmental and amenity impacts are avoided or minimised to an acceptable level. Proposals for new employment generating uses will also be supported within the built form of defined settlements, subject to other Local Plan policies. A proposal that involves the redevelopment or change of use of land or premises for non-employment uses will only be supported if it can be demonstrated that the proposed use is ancillary to the existing employment uses in the key employment location. Applicants will need to demonstrate that the proposal will have a complementary benefit to the employment area and there would be no unacceptable amenity impact, no unacceptable impact on either the operation of the site as a key employment location, or the supply of employment land, both in quantitative and qualitative terms. Proposals for research and development of products or processes, industrial processes, general industrial and storage or distribution uses will be supported within a key employment location. A proposal for sui generis uses will only be supported if it is demonstrated that there is no suitable land or buildings available within a general employment location or site allocated for employment development. Office uses will also be acceptable, subject to policy 'EG3: Town Centre Retail and Leisure Provision'. A proposal for a non-employment use or a use that is complementary to the operation of the whole location should be located towards the periphery of the key employment location, nearest to public transport routes (where available), in order to reduce the potential for conflict with traffic associated with existing business uses. Within general employment locations, proposals for research and development of products or processes, industrial processes, general industrial and storage or distribution uses will also be supported, in addition to offices subject to policy 'EG3: Town Centre Retail and Leisure Provision'. Within these locations a proposal involving the redevelopment or change of use of land or premises for non-employment uses will only be supported where: a. it is demonstrated through a comprehensive marketing exercise and/or financial assessment that the continued use of the site for employment purposes, either by the current occupier or by any alternative occupier, is no longer feasible or not financially viable; b. the release of a small part of a site would enable more efficient or effective use to be made of the remaining site area/premises for employment purposes; or c. there are overriding environmental or amenity benefits that could only be achieved by terminating the employment use. In all locations, a proposal that would lead to the loss of 2,000m² of floorspace (gross floor area) or 2ha of land currently in or last used for employment use will be expected to demonstrate that the loss would not have an unacceptable impact on the overall supply of employment land or buildings, either in the district as a whole for sites allocated in policy 'EG1: Meeting Hambleton's Employment Need' and, key employment locations or within the local area for general employment locations. For all proposals within a key employment location or general employment locations the proposed use must be compatible with adjacent land uses and not prejudice the operation, viability or future development of other businesses.

Businesses in Rural Areas

Employment generating development will only be supported in locations outside the main built form of a defined settlement in the settlement hierarchy where it involves: a. the expansion of an existing business where it is demonstrated that there is an operational need for the proposal that cannot physically or reasonably be accommodated within the curtilage of the existing site; or b. the re-use of an existing building of permanent, structurally sound construction that is capable of conversion without the need for substantial extension, alteration or reconstruction and can accommodate the functional needs of the proposed use including appropriate parking provision; or c. a new building provided that it is well-related to an existing rural settlement and where it is demonstrated that the proposal cannot be located within the built form of a settlement or an identified employment location; or d. other proposals specifically requiring a countryside location. Where new or replacement buildings are required, where possible they should be in close proximity to an existing group of buildings and the siting, form, scale, design and external materials of the new buildings should not detract from the existing buildings nor the character of the surrounding area. Agriculture A proposal for a new agricultural use or farm diversification will be supported provided that: e. it is demonstrated that it is reasonably necessary for the purposes of agriculture within that unit and cannot be met by existing buildings within that unit or in the vicinity and the scale of the building is commensurate with its proposed use; f. the building is sited so that it is physically and functionally related with existing buildings associated with the farm unit unless there is a demonstrable need for a more isolated location; g. the building would be well integrated with its surroundings, being of appropriate location, scale, design and materials and with appropriate landscaping so as not to harm the character, appearance and amenity of the area; and h. the approach roads and access to the site have the capacity to cater for the type and levels of traffic likely to be generated by the development. Promotion of sustainable forms of agriculture which include environmentally sensitive organic and locally distinctive food production together with its processing, marketing and retailing will be encouraged as part of a thriving and diverse rural economy.

Aiskew Moor, east of Leeming Bar

Access and highways 1. The main vehicle, cycling and pedestrian access will be taken from the A684. There will be no vehicular access onto Low Street or direct vehicular access between the site and Leases Road. Only pedestrian and cycle access will be acceptable onto Low Street and appropriate measures must be put in place to ensure this exclusion. 2. Works are required to extend and improve pedestrian and cycle links, including the provision of footpath/cycleway along Low Street to link into the existing network. Enhancement of the pedestrian cycle route along the Wensleydale Railway, that runs along the southern boundary of the site, will also be required. Flood, drainage and water management 3. Parts of the site, particularly to the south and along the drain on the eastern boundary, are vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. Biodiversity and landscape 4. A preliminary ecological appraisal and possibly an ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows and mature trees, and boundary features enhanced to screen views of the site from the north and west other than to allow a suitable access. Habitats must be protected from adverse impacts, such as obtrusive light. Utility and service provision 5. Early engagement will be required with the utility and service providers in order to establish available supply capacity to the site and, depending on the type of proposed development, what reinforcement will be required: a. Gas – A low pressure gas pipe runs along Low Street, branching off into Ashlands Drive and Lowlands Drive. There are several other low and medium pressure branches that run along Northallerton Road; b. Electricity – An overhead 11kV electric cable runs through the site; c. Water – There are a number of different sized water mains running along Northallerton Road and Low Street; d. Sewerage - There is a surface water sewer entering through the western boundary and connecting with the existing drain on site. The impact of extra flow (trade effluent and foul) on the waste water treatment works will also need to be taken into account; e. Other utilities - An existing trans-Pennine ethylene pipeline runs through the north-west area of the site. Early engagement with the Health and Safety Executive and the pipeline operator is required and all requirements regarding the proximity of buildings to the pipeline or diversion must be complied with. Amenity 6. The allocation is located in close proximity to existing residential properties along Low Street, on Willow Gardens, Lowlands Drive, Ashlands Drive and to the south of the Wensleydale Railway, off Northallerton Road. An acoustic report will be required to help determine the extent of likely adverse impact on existing residential properties. In line with policy 'E2: Amenity', development which would result in unacceptable impacts on the amenity of existing residents or businesses will not be permitted. 7. Appropriate measures to mitigate for noise and other adverse amenity impacts must be incorporated. Such measures should include physical features such as landscape buffers, the layout of development, including areas for service and vehicle movements and appropriately designed lighting, as well as restrictions on hours of operation as necessary. It is expected that general industrial and storage and distribution uses would be located toward the north and east of the site, away from residential properties in these locations. 8. A landscaper buffer will be required between dwellings on Low Street, Willow Gardens, Lowlands Drive, Ashlands Drive and Northallerton Road. The size of the buffer will be determined having regard to the scale, layout, design and intended use and operation of proposed uses. Design, landscaping, open space provision and green corridors 9. A site wide masterplan showing how development can meet the requirements of this and other relevant policies. The masterplan will co-ordinate development of the land within the allocation and ensure development will successfully integrate into the surrounding area. The plan will coordinate the approach to access, layout and external landscaping and will be accompanied by a design code. The design code will set out detailed principles to be applied to the design of all development within the site, addressing elements including the use and range of materials, signage, lighting and parking provision.

West of Darlington Road, Northallerton

Land to the west of Darlington Road, Northallerton to the south of The Hawthornes allocated for research and development of products or processes, industrial processes, general industrial or storage and distribution. On the Darlington Road frontage only also offices to carry out any operational or administrative functions. Use: 1. In addition to the business use for the site, on the Darlington Road frontage only the mix of uses may include offices to carry out any operational or administrative function either in a manner complimentary to uses on the adjoining land or independent of those uses. Access and highways: 2. Vehicle, cycle and pedestrian access will be taken from the existing roundabout junction with the A167 Darlington road and North Moor Road. 3. Works will be required to extend and improve pedestrian and cycle links, including to the local centre located to the east, the extension of the footway and lighting along Darlington road, appropriate pedestrian crossings and street lighting, where necessary, to serve the site. Flood, drainage and water management: 4. Part of the site towards the southwestern boundary is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. Biodiversity and landscaping: 5. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained or replaced if necessary, including hedgerows and mature trees other than to allow a suitable site access, and features enhanced to screen views of the site from the north and east. Habitats must be protected from adverse impacts, such as obtrusive light. Other planning considerations: 6. The site is in a minerals safeguarding area; safeguarding considerations will need to be adequately addressed with engagement with the minerals planning authority. Utility provision: 7. Early engagement is recommended with utility and service providers in order to establish available supply capacity to the site and, depending on the type of proposed development, whether reinforcement will be required: a. Water - Yorkshire Water have identified that reinforcement of the sewerage network is likely to be required and that detailed investigation into the capacity of the water supply and waste water infrastructure is required. b. Works adjacent to the railway - If any site excavation or construction works are required adjacent to the railway, consultation with Network Rail will be required.

Strategic Priorities and Requirements

In order to meet the Council's aspiration for Hambleton to be a place to grow provision will be made over the plan period 2014 to 2036 for: a. Approximately 77.8 hectares of employment land; b. At least 6,930 net new homes, made up of both market and affordable. Should housing delivery fall below 95% of the annual requirement for the previous three years the Council will prepare an action plan to address the under delivery and take the following actions to increase delivery: 1. Work with partners to overcome constraints and expedite the delivery of allocated sites; 2. Review the capacity of sites to ascertain whether additional development could be delivered within sites already allocated within this plan; 3. Work with partners to overcome constraints and expedite the delivery of alternative sites identified as suitable in the Council's Strategic Housing Land Availability Assessment (SHLAA) (or successor documents); and 4. Commence a partial or full review of the Local Plan as appropriate.

East of Stokesley Business Park

1. Vehicular, pedestrian and cycle access points are be taken from Mount Pleasant Way. The design and layout must include appropriate access through the site to serve allocation 'STK3: Southeast of Terry Dicken Industrial Estate, Stokesley'. 2. Works will be required towards the provision/development/maintenance of the Stokesley/Great Ayton Cycleway. 3. Works are required to extend and improve the cycle and pedestrian links to the local centre including the extension of the footway, and where appropriate pedestrian crossings, to serve the site, as well as improvements to public transport infrastructure. 4. Parts of the site, including along the northeastern and eastern boundary, are within flood zones 2 and 3 including the functional flood plain (flood zone 3b). Parts of the site, particularly the southern corner, are also susceptible to surface water flooding. A site specific flood risk assessment will be required and any necessary attenuation and mitigation measures are to be incorporated in the overall design and layout of the site. 5. Applicants should engage with the Environment Agency in relation to safeguarding the operation of the flood alleviation scheme at Ellerbeck in advance of any application. 6. A preliminary ecological appraisal is required. Existing boundary features should be retained and habitats protected from adverse impacts, such as obtrusive light. Eller Beck/Broughton Bridge Beck/Broughton Beck must be protected from direct and indirect impacts, such as surface water runoff and habitat loss. The opportunity to enable improvements to the habitat links along the water course should be taken and should be incorporated into the landscape scheme for the site. 7. Development will be required to ensure that development of the neighbouring allocation 'STK3: Southeast of Terry Dicken Industrial Estate, Stokesley' is not compromised. 8. The opportunity to enable improvements to the habitat links along the water course should be taken and should be incorporated into the landscape scheme for the site. 9. A substantial landscaping strip is required to screen the site from the B1257, and along the south and southeastern boundaries to supplement existing landscaping. 10. To avoid harm to the setting of the North York Moors National Park careful consideration must be given to the scale, massing and roofscape and the colour of materials used. Careful consideration should be given to the design of any security fencing.

Southeast of Terry Dicken Industrial Estate, Stokesley

1. Vehicular, pedestrian and cycle access points be taken from Mount Pleasant Way, via allocation 'STK2: East of Stokesley Business Park', an alternative or additional access point from within the existing industrial estate (Ellerbeck Court) may also be acceptable subject to liaison with the local highway authority. The existing access to the B1257 is considered to be of an insufficient standard and is unsuitable as a main access. 2. Works will be required towards the provision/development/maintenance of the Stokesley/Great Ayton Cycleway. 3. Works are required to extend and improve the cycle and pedestrian links to the local centre including the extension of the footway, and where appropriate pedestrian crossings, to serve the site, as well as improvements to public transport infrastructure. 4. A section of the site along the eastern boundary is in flood zones 2 and 3 and parts of the site, particularly along the northern boundary, are vulnerable to surface water flooding. A site specific flood risk assessment will be required, any necessary attenuation measures and other mitigation measures should be incorporated and taken into account in the overall design and layout of the site. 5. Applicants must engage with the Environment Agency in relation to safeguarding the operation of the flood alleviation scheme at Ellerbeck in advance of any application. 6. A preliminary ecological appraisal is required. Existing boundary features should be retained and habitats protected from adverse impacts, such as obtrusive light. Eller Beck/Broughton Bridge Beck/Broughton Beck must be protected from direct and indirect impacts, such as surface water runoff and habitat loss. The opportunity to enable improvements to the habitat links along the water course should be taken and should be incorporated into the landscape scheme for the site. 7. The southern part of the site is considered to have archaeological potential, particularly for later prehistoric and Romano-British settlement and an archaeological assessment will be required. 8. The site is in a minerals safeguarding area; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. 9. A substantial landscape screen is required to the southern and eastern boundary of the site. 10. To avoid harm to the setting of the North York Moors National Park careful consideration must be given to the scale, massing and roofscape and the colour of materials used. Careful consideration should be given to the design of any security fencing.

Renewable and Low Carbon Energy

Renewable and low-carbon energy installations, including associated infrastructure, will be encouraged. A proposal, including community-led initiatives for renewable and low carbon energy, will be supported where it is demonstrated that all potential adverse impacts, including cumulative impacts and those on aircraft, radar and telecommunications are, or can be made, acceptable. When identifying and considering the acceptability of potential adverse planning impacts their significance and level of harm will be weighed against the public benefits of the proposal. When identifying and considering landscape and visual impacts regard will be had to the Hambleton Landscape Character Assessment and Sensitivity Study (May 2016) or successor documents. Having identified potential adverse planning impacts the proposal must seek to address them all firstly by seeking to avoid the impact, then to minimise the impact. Enhancement and/or compensatory measures should be assessed, as appropriate, and included in order to make the impact acceptable. All reasonable efforts to avoid, minimise and, where appropriate, compensate will be essential for significant adverse impacts to be considered as being fully addressed. Sufficient evidence will need to have been provided to demonstrate that adverse impacts on designated nature conservation sites can be adequately mitigated. Where relevant this will include sufficient information to inform a Habitats Regulations Assessment. A proposal involving one or more wind turbines will only be supported where: a. the site is located within an area defined as being suitable for such in an adopted neighbourhood plan; and b. following consultation, the Council is satisfied that all potential adverse planning impacts, including cumulative impacts and those identified by affected local communities, have been fully addressed. A proposal for an extension of time to the permitted period for time limited planning permissions for a renewable or low carbon energy generation installation will be required to demonstrate that the measures to address adverse planning impacts remain effective and adhere to prevailing standards. Provision will be made for the removal of apparatus and reinstatement of the site to an acceptable condition, should the scheme become redundant or at the end of the permitted period for time limited planning permissions.

The Natural Environment

All development will be expected to demonstrate the delivery of a net gain for biodiversity. A proposal that may harm a designated site of importance for nature conservation (SINC), local geological site, or a non-designated site or feature of biodiversity interest, will only be supported where: a. significant harm to biodiversity resulting from the development has been avoided (through locating on an alternative site with less harmful impact), adequately mitigated, or, as a last resort, compensated for; and b. they demonstrate proportionate long-term maintenance arrangements to ensure that biodiversity net gain will be resilient to future pressures from further development or climate change; and c. they clearly demonstrate that there is an overriding public need for the proposal which outweighs the need to safeguard biodiversity with no satisfactory alternative site with less or no harmful impacts; or d. they have, as their principal objective, the aim to protect, restore, conserve or enhance biodiversity or geodiversity and deliver a net gain for such objectives which accord with all other relevant policies. A proposal that may impact on a special area of conservation (SAC), special protection area (SPA) or Ramsar site will only be supported where it can be demonstrated that there will be no likely significant effects and no adverse effects on the integrity of an European site, unless there are no alternative solutions and it is justified by an 'imperative reasons of overriding public interest' (IROPI) assessment under the Habitats Directives. A proposal that may either directly or indirectly negatively impact a Site of Special Scientific Interest (SSSI) will not normally be supported. The only exception will be where the benefits of the development in the location proposed clearly outweigh both its likely impact on the features of the site that make it of special scientific interest, and any broader impacts on the national network of Sites of Special Scientific Interest. All proposals should seek to protect and enhance SSSIs wherever possible. In addition, where a proposal is located within 2.5km of the North York Moors SPA, evidence must be provided of the extent to which the site and surrounding land is used by golden plover to ensure that loss of supporting habitat outside of the SPA does not occur. This may require a Phase 1 habitat survey to determine suitability of habitat and if required non breeding bird surveys to determine presence/absence of golden plover and population present. Multiple years data may be required to fully support the proposal.

Green Infrastructure

The Council will seek to protect existing green infrastructure, secure improvements to its safety and accessibility, and secure net gains to green infrastructure provision by requiring development proposals to: a. incorporate and where possible enhance existing green infrastructure features as an integral part of the design, and provision of a landscaping scheme which deals positively with the transition between development and adjoining land; b. capitalise on opportunities to enhance and/or create links between green infrastructure features within the site and, where possible, with nearby features beyond the site, for example with multi-user paths, including linking green spaces, and/or address fragmentation of green infrastructure through inclusion of street trees, green roofs and other features as appropriate; c. where the site is located within, or in close proximity to a green infrastructure corridor, or a component of green infrastructure, enhance or create links within, to and between the site and the corridor and to enhance the functionality of the corridor; d. increase woodland cover with appropriate tree species; e. where possible, increase access to woodland in the district; and f. take opportunities to protect and enhance the public right of way network, avoiding unnecessary diversions and through the addition of new links. The Council will work with other parties to develop and improve cross-boundary green infrastructure links, particularly with the North York Moors National Park Authority.

Nationally Protected Landscapes

The natural beauty and special qualities of the Howardian Hills and Nidderdale Areas of Outstanding Natural Beauty (AONBs), together with the settings of these AONBs and the North York Moors National Park, will be conserved and enhanced. This will be achieved by: a. Supporting small-scale development in the AONBs where it has regard for the priorities and objectives of the relevant AONB management plan; b. Refusing proposals for major development in the AONBs unless there are exceptional circumstances and it can be demonstrated that the individual proposals are in the public interest. In demonstrating exceptional circumstances applicants will be required to: i. justify the need for development, including any national needs; ii. assess the impact of any decision on the local economy; iii. assess whether development can technically and viably be located elsewhere outside the AONB or the need for the proposal can be met in some other way; iv. assess any detrimental effect on the environment, the landscape and recreational opportunities and the extent to which that could be mitigated; and v. justify that the development will not adversely affect the integrity of any Natura 2000 site within 10km of the proposed development. This is due to the North York Moors Special Area of Conservation and Special Protection Area being situated within the National Park. c. Resisting other proposals that would have a harmful impact on the AONBs and their settings or the setting of the North York Moors National Park, or on the objectives of the respective management plans for these designations.

Hambleton's Landscapes

The Council will protect and enhance the distinctive landscapes of the district. A proposal will be supported where it: a. takes into consideration the degree of openness and special characteristics of Hambleton's landscapes; b. conserves and, where possible, enhances any natural or historic landscape features that are identified as contributing to the character of the local area; c. conserves and, where possible, enhances rural areas which are notable for their remoteness, tranquillity or dark skies; d. takes account of areas that have been identified as being particularly sensitive to/or suitable for certain forms of development; e. protects the landscape setting of individual settlements and helps to maintain their distinct character and separate identity by preventing coalescence with other settlements; and f. is supported by an independent landscape assessment where the proposal is likely to have a detrimental impact on the landscape. Townscape The Council will protect and enhance the distinctive character and townscapes of settlements in the district. This will be achieved by ensuring that development is appropriate to, and integrates with, the character and townscape of the surrounding area. Trees, Hedgerows and Woodland A proposal will be supported where it seeks to conserve and enhance any existing tree, hedge or woodland of value that would be affected by the proposed development. Should a development, including infrastructure provision, result in the loss, threat or damage to any tree, woodland or hedge of visual, heritage or nature conservation value this would only be acceptable where: g. a replanting scheme is agreed and this would include new native trees to form part of landscaping and improve tree canopy, the form of which will be determined by negotiation; h. for larger developments it would include a sustainable tree management programme in order to ensure any new trees, hedgerows or woodland are established; i. any new species should provide local distinctiveness within the landscape, and support biodiversity; j. any tree planting is the appropriate type of tree for the location, including distance to buildings considering root spread; and k. any loss or deterioration of irreplaceable habitats such as ancient woodland and/or veteran trees is justified by wholly exceptional reasons and a suitable compensation strategy is agreed. In all cases where trees, hedges or woodland are to be planted this must be carried out at an appropriate time of the year to enable their establishment with the minimum of aftercare.

Water Quality, Supply and Foul Drainage

All development likely to have any implications for water quality, natural geomorphology or ecological value to the water environment, should have regard to the actions and objectives of the relevant River Basin Management Plan. This is in order to protect and improve the quality of waterbodies in and around the district including the rivers Swale, Ure, Ouse, Tees and Leven and their tributaries. A proposal will only be supported where it can be demonstrated that: a. there is no adverse impact on, or unacceptable risk to, the quantity or quality of water resources, both surface water or groundwater, or on meeting the objectives of the Water Framework Directive and the Habitats Directive, or the abstraction of water; and b. there is or will be adequate water supply and treatment capacity in place to serve the development. Early engagement with Yorkshire Water or Northumbrian Water is advised and will be required for all major development, defined in the 'Glossary' ('Page 266'). Water supply A proposal will be supported where it can be demonstrated that it makes efficient use of water such that all new homes comply with the optional building regulation for water efficiency, as set out in Approved Document G and non-residential uses meet Building Research Establishment Environmental Assessment Method (BREEAM) standards (or successor or equivalent standards) 'Good', with regards to water efficiency, as a minimum. Non-mains foul drainage Foul and surface water flows should be separated with foul water being disposed to a public sewer and the design of the waste disposal system will be safe over the lifetime of the development.

Flood Risk

The Council will manage and mitigate flood risk by: a. Avoiding development in flood risk areas, where possible, by applying the sequential test and where necessary applying the exception test in accordance with national policy. b. Protecting areas of functional floodplain as shown on the Strategic Flood Risk Assessment, from development, except for water compatible uses and essential infrastructure. c. Requiring flood risk to be considered for all development commensurate with the scale and impact of the proposed development and mitigated where appropriate. d. Reducing the speed and volume of surface water run off as part of new build developments. e. Making space for flood water in high risk areas. f. Reducing the residual risks within areas of rapid inundation. g. Encouraging the removal of existing culverting where practicable and appropriate. h. Supporting development and management of flood alleviation schemes. This will be achieved by supporting a development proposal only where it is demonstrated that: i. the sequential test has been applied and passed; j. if, following application of the sequential test, it is not possible, consistent with wider sustainability objectives and the vulnerability to flooding of the proposed use for development to be located in zones with a lower probability of flooding, taking account the impacts of climate change, the exception test has been applied and passed, such that; i. the development will provide wider sustainability benefits to the community that outweigh flood risk, informed by the Hambleton Strategic Flood Risk Assessment (March 2017) or successor documents; and ii. the development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. k. development has been sequentially located within the site to avoid flood risk; l. all reasonable opportunities to reduce overall flood risk have been considered and where possible taken; and m. the integrity of existing flood defences is not adversely affected and any necessary flood mitigation and compensation measures have been agreed with relevant bodies and the Council. Where a site specific flood risk assessment is required the proposed development will only be supported where the assessment shows that the site will be protected adequately from flooding or the scheme will incorporate appropriate flood defences or other flood risk management measures for a 1:100 annual probability flood event, for the lifetime of the development. Any reliance on emergency services to make a proposal safe will not be acceptable. Safety risks will be determined with reference to the Defra guidance on flood risk safety FD2320 or successor guidance, on the basis that development should be 'safe for all' for a 1:100 annual probability flood event, for the lifetime of the development. In all circumstances where development in flood zone 2 or higher is considered acceptable a proposal will be required to ensure that safe access to and from Flood Zone 1 in times of flood is possible and is maintained. Development must be appropriately flood resilient and resistant including safe access and escape routes where required, and that any residual risk can be safely managed.

Surface Water and Drainage Management

A proposal will only be supported where surface water and drainage have been addressed such that: a. surface water run-off is limited to existing rates on greenfield sites, and on previously-developed land reduce existing run-off rates by a minimum of 50 percent or to the greenfield run-off rate where possible; b. where appropriate, sustainable drainage systems (SuDS) will be incorporated having regard to North Yorkshire County Council Sustainable Drainage Systems Design Guidance or successor documents. The Council must be satisfied that the proposed minimum standards of operation are appropriate and arrangements for management and maintenance for the lifetime of the development are put in place; c. wherever possible, and where appropriate, SuDS are integrated with the provision of green infrastructure on and around a development site to contribute to wider sustainability objectives; d. if the drainage system would directly or indirectly involve discharge to a watercourse that the Environment Agency is responsible for, or a system controlled by an internal drainage board the details of the discharge must take account of relevant standing advice or guidance and have been informed by early engagement with the relevant body; e. if a road would be affected by the drainage system the details of the system have been agreed with the relevant highway authority; and f. SuDS for hardstanding areas for parking of 50 or more cars, or equivalent areas will be expected to include appropriate additional treatment stages/interceptors to ensure that any pollution risks are suitably addressed. Any watercourse on a development site must be retained and, where possible, restored and enhanced. The culverting of any watercourse will not be supported and development should, wherever possible, remove any existing culverts and increase on-site flood storage. Development should be laid out to enable maintenance of the watercourse. The Council will support flood risk management schemes that aim to slow the flow of water and local flood protection schemes where they do not result in unacceptable harm to landscape character, have an adverse environmental, social or economic impact or increase flood risk in other locations. In order to safeguard against the pollution of ground water the use of deep infiltration SuDS, such as deep borehole soakaways, will not be accepted in most circumstances. Exemptions will only be made if the proposal is for land uses that pose a very low pollution risk and are supported by an adequate risk assessment, conceptual site model and detailed design.

Air Quality

The Council will seek to protect and improve air quality within the district. Proposals will be categorised based on the extent to which there is potential for adverse air quality impacts. Categorisation will be based on factors including the: a. scale and nature of the proposed development; b. type and volume of traffic generation and whether production of a travel plan, travel assessment or travel statement are required, in relation to the requirements of policy 'IC2: Transport and Accessibility'; c. requirement for assessments, such as an environmental impact assessment or habitats regulations assessment, that could indicate the potential for adverse air quality impacts; d. location of the site in relation to designated air quality management areas (AQMA), clean air zones (CAZ) or identified areas of air quality concern; and e. extent to which people or sensitive receptors may be exposed to poor air quality. The categorisation factors and air quality impact assessment, where required, will determine whether mitigation measures are necessary and the form they need to take. Development will only be supported where the location of the proposed development does not adversely affect a special area of conservation (SAC), special protection area (SPA) or Ramsar site within or close to the local plan area by way of increased air pollution. This includes increases in traffic on roads within 200m of a SAC, SPA or Ramsar site that is vulnerable to nitrogen deposition/acidification. Where mitigation measures are necessary the proposal will only be supported where they will be implemented and, as necessary, maintained. Where adequate mitigation measures are not possible, compensatory measures may be appropriate. If appropriate compensatory measures cannot be found the development will not be supported.

Ground Contamination and Groundwater Pollution

Where there is potential for proposal to be affected by contamination or where contamination may present a risk to the surrounding environment, the Council will require an independent investigation to determine: a. the nature and extent of contamination and the possible impact this may have on health, amenity, biodiversity, the natural and built environment; b. that there is no inappropriate risk for a controlled waters receptor, which should be accompanied by a risk assessment; and c. suitable remediation measures to ensure the site is suitable for the proposed use, demonstrating that there will be no adverse impact by the removal and treatment of the contamination. Where remediation is necessary a plan for its implementation and, where appropriate, maintenance will need to be agreed with the Council prior to the determination of the planning application. Upon completion of the agreed remediation strategy/scheme a verification report will need to be submitted to demonstrate compliance with the scheme. If suitable remediation cannot be provided, the development will not be supported. Protection of groundwater Development proposals must account for possible groundwater contamination in Source Protection Zones (SPZs). Proposals within any SPZ will be expected to provide full details of the proposed construction of new buildings and construction techniques, including foundation design. Proposals will only be supported where adequate safeguards against possible contamination of groundwater can be agreed, implemented and maintained when: d. within a SPZ 1 or within 50m of a private potable groundwater source and the proposal includes any of the following development types: septic tanks, waste water treatment works, chemicals storage tanks or underground storage tanks; sustainable drainage systems with ground infiltration; oil pipelines; storm water overflows and below ground attenuation tanks; activities that involve the disposal of liquid waste to land; cemeteries and graveyards; or other types of development identified in the Environment Agency's Groundwater Protection guides or successor documents. e. Within a SPZ 2 or 3 or on a principal or secondary aquifer for development involving sewerage, trade and/or storm effluent to ground or deep soakaways. Unexploded ordnance Development proposals on sites that may be affected by Unexploded Ordnance (UXO) will only be supported where risks have been investigated and either eliminated or mitigated to an acceptable level. Proposals will not be supported where adequate mitigation of risks has not been demonstrated.

Sustainable Development Principles

The Council will seek to ensure that development makes a positive contribution towards the sustainability of communities, enhances the environment and adapts to and mitigates the impact of climate change. This will be achieved by: a. Meeting development needs through sustainable development that supports existing communities, making effective and efficient use of land, supporting social cohesion, minimising the need to travel and promoting sustainable modes of travel; b. Ensuring communities have a healthy, safe and attractive living and working environment with reasonable access for all to a good range of facilities and services; c. Securing the provision of suitable and affordable housing to meet the needs and aspirations of existing and future residents; d. Promoting Hambleton as a recognised location for business by providing a range of employment opportunities that meet local aspirations, including high quality jobs, meeting the needs of new and expanding businesses and recognising the contribution of the rural economy; e. Protecting and enhancing the high quality natural and historic environment whilst facilitating development in a way that respects and strengthens the distinctive character of the landscape and the form and setting of settlements; f. Ensuring that development takes available opportunities to improve local environmental conditions, such as air and water quality, seeks the reuse of suitable previously developed and underused land and buildings, and reclaimed materials; and g. Supporting development and infrastructure provision that takes available opportunities to mitigate and adapt to climate change, including minimising greenhouse gas emissions, and makes prudent and efficient use of natural resources.

Development in the Countryside

The Council will seek to ensure that new development recognises the intrinsic beauty, character and distinctiveness of the countryside as an asset that supports a high-quality living and working environment, contributes to the identity of the district, provides an attractive recreational and tourism resource and is a valued biodiversity resource. The countryside is defined as land outside the existing built form of a settlement identified in the settlement hierarchy in policy S3: Spatial Distribution. Other villages, hamlets or groups of buildings that are not specifically identified in the settlement hierarchy will be considered to be part of the countryside. The built form is defined as the closely grouped and visually well related buildings of the main part of the settlement and land closely associated with them. The built form excludes: a. any individual building or group of dispersed buildings or ribbon developments which are clearly detached from the main part of the settlement; b. any ribbon development attached to the main part of the settlement where the buildings relate more to the surrounding countryside than to the main part of the settlement; c. gardens, paddocks and other undeveloped land on the edge of the settlement where this land relates more to the surrounding countryside than to the main part of the settlement; d. agricultural buildings on the edge of the settlement; and e. outdoor sports and recreational spaces on the edge of the settlement. Development in the countryside will only be supported where it is in accordance with national planning policy or other policies of the development plan and would not harm the character, appearance and environmental qualities of the area in which it is located. Where significant development in the countryside is demonstrated to be necessary, the loss of best and most versatile agricultural land (classed as grades 1, 2 and 3a) should be avoided wherever possible. If the benefits of the development justify the loss, areas of the lowest grade available must be used except where other sustainability considerations outweigh agricultural land quality considerations. Where agricultural land would be lost the proposal will be expected to be designed so as to retain as much soil resource as possible as well as avoiding sterilisation of other agricultural land by, for example, severing access to farmland. Rural buildings A proposal for the conversion of an existing building in the countryside that would not be dealt with through 'Prior Approval/Notification' will only be supported where it can be demonstrated that: f. the building is: i. redundant or disused; ii. of permanent and substantial construction; iii. not in such a state of dereliction or disrepair that significant reconstruction would be required; and iv. structurally capable of being converted for the proposed use; and g. the proposal: i. would enhance the immediate setting; and ii. any extension or alteration would not adversely affect the form, scale, massing or proportion of the building. A proposal for the replacement of an existing building (including a dwelling) in the countryside will only be supported where it is of permanent and substantial construction and the proposal is of a high-quality design, being sympathetic with its surroundings and takes opportunities to enhance the immediate surroundings. Only limited increases in floorspace will be supported and development proposals must be proportionate to the building(s) that they replace. The position of the replacement buildings within the site should be considered comprehensively so that it is located where it would have the least possible adverse impact on the immediate surroundings, the wider landscape and the amenity of the users of existing buildings nearby. A proposal for development for residential extension in the countryside must meet the requirements of policy 'E1: Design'. A proposal for the reuse or adaptation will also need to comply with the provisions of policy 'E5: Development Affecting Heritage Assets'.

York Green Belt

Within the Green Belt there is a need to maintain strict controls over the types of development which can be permitted. Proposals for development in the Green Belt will be determined in accordance with relevant national policy. The extent of the York Green Belt is shown on the Policies Map.

Development Affecting Heritage Assets

Heritage assets and their settings Where a heritage asset is identified, a proposal will be required to assess the potential for adverse impacts on the significance of the historic environment. Where investigations show that impacts on heritage assets or their settings, whether designated or not, are possible, a heritage statement will be required. The heritage statement must be proportionate to the asset's importance and contain sufficient detail to understand the potential impact of the proposal on their significance. Heritage statements should: a. assess all heritage assets and their settings that would be affected, describing and assessing their significance and special interest; b. set out how the details of the proposal have been decided upon describing how all adverse impacts will be avoided as far as possible, or if unavoidable how they will be minimised as far as possible; c. detail how, following avoidance and minimisation, the proposal would impact on the significance and special interest of each asset; d. provide clear and convincing justification for the proposal, especially where there is harm to the significance of a heritage asset or its setting, so that the harm can be weighed against public benefits; and e. identify ways in which the proposal could make a positive contribution to, or better reveal the significance of, affected heritage assets and their settings. Archaeology A proposal for development on a site where archaeological remains may be present must be accompanied by an appropriate archaeological assessment (including a field evaluation if necessary) that must include: f. information identifying the likely location and extent of the remains, and the nature of the remains; g. an assessment of the significance of the remains; and h. consideration of how the remains would be affected by the proposed development. A proposal will only be supported where it ensures: i. those features that contribute to the special architectural or historic interest of a listed building or its setting are preserved; j. those elements that have been identified as making a positive contribution to the special architectural or historic interest of a conservation area and its setting are preserved and, where appropriate, enhanced, having regard to settlement character assessments and conservation area appraisals; k. those elements which contribute to the layout, design, character, appearance or setting of a registered park and garden will not be harmed or its future restoration prejudiced; l. the historic, archaeological or landscape interest of a registered battlefield would not be harmed or any potential for interpretation prejudiced; m. those elements that contribute to their archaeological interest and setting of a scheduled monument or other archaeological site of national importance will be conserved; and n. those elements which contribute to the significance of a non-designated archaeological sites will be conserved, in line with the importance of the remains. In those cases where development affecting such sites is acceptable in principle, mitigation will be ensured through preservation of the remains in situ as a preferred solution. When 'in situ' preservation is not justified, the developer will be required to make adequate provision for excavation and recording before or during development. Subsequent analysis, publication and dissemination of the findings will be required to be submitted to the Council and deposited with the Historic Environment Record. Any harm to, or loss of, the significance of a designated heritage asset will require clear and convincing justification. Less than substantial harm to the significance of a designated heritage asset will only be supported where the harm is outweighed by the public benefits of the proposal including, where appropriate, securing its optimum viable use. Substantial harm to, or total loss of, the significance of a designated heritage asset will only be supported where it is necessary to achieve substantial public benefits that outweigh the harm caused, or in the exceptional circumstances set out in the NPPF. Proposals which would remove, harm or undermine the significance of a non-designated heritage asset will be permitted only where a balanced judgement has been undertaken and the scale of any harm or loss to the significance of the heritage asset is justified.

The Historic Environment

Hambleton's heritage assets will be conserved in a manner appropriate to their significance. Development which will help in the management, conservation, understanding and enjoyment of the historic environment, especially for those assets which are at risk, will be encouraged. Particular attention will be paid to the conservation of those elements which contribute most to Hambleton's distinctive character and sense of place. These include: The nationally significant archaeological landscapes of the Southern Magnesian Limestone Ridge including the area around the Thornborough Henges and its distinctive topography; The significance and archaeological remains associated with Dere Street (the Great North Road), Healam Bridge and Aiskew Roman Villa; The Swale and Ure Washlands and their undulating topography; The distinctive character of the historic market towns of Northallerton, Thirsk, Stokesley, Easingwold and Bedale, arising from the conservation areas, listed buildings and other elements of the historic environment; The registered battlefields at Northallerton and Myton on Swale; and The large numbers of deserted villages, manorial sites, monastic centres and strategically-located stone and earthwork castles. Proposals for development that may affect a designation or non-designated heritage asset will be subject to policy 'E5: Development Affecting Heritage Assets'.

Northeast of Ashgrove, Aiskew

1. Vehicle, cycle and pedestrian access to be taken from Bedale Road. 2. Works are required to extend and improve pedestrian and cycle links, including the provision of secondary pedestrian and cycle access to Bedale Road and through the site to Sandhill Lane, via recent development to the west. 3. Parts of the site along the northeastern boundary and to the south adjacent to Bedale Road are vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 4. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows and mature trees, other than to allow access to and through the site, and boundary features enhanced to screen views of the site from the east. Habitats must be protected from adverse impacts, such as obtrusive light. 5. The site has archaeological potential, particularly for later prehistoric and Romano-British settlement, and an archaeological assessment will be required. 6. The site is in a minerals safeguarding area for limestone, sand and gravel; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. 7. Early engagement with Northern Gas Network, Northern Power Grid and Yorkshire Water is recommended in order to identify any undertakings which may be required for the development. 8. The site is within the North Yorkshire Green Infrastructure corridor and the development should seek to enhance connectivity to adjacent green infrastructure, particularly areas of accessible local green space. 9. Development statement outlining the proposals will be required to be accompanied with a planning application and show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking.

South of Lyngarth Farm, Bedale

1. Vehicle, cycle and pedestrian access is to be taken from South End (B6285), with additional access to the northwest (Tornado Close and/or Mosquito Garth) 2. Works are required to extend and improve pedestrian links, including the right of way along the southwestern boundary, access to Nattrass Walk and provision of pedestrian access to Bowe Crescent. 3. Part of the site near to the southwestern boundary is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 4. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing boundary features should be retained, other than to allow a suitable access, and habitats protected from adverse impacts, such as obtrusive light. Additional planting will be required along the southeastern boundary to screen the site from view from the south and east. 5. The site is considered to have archaeological potential, particularly for later prehistoric and Romano-British settlement and an archaeological assessment will be required. 6. Early engagement with Northern Gas Network, Northern Power Grid and Yorkshire Water is recommended in order to identify any undertakings which may be required for the development. 7. Development proposals will be required to be accompanied by a site wide masterplan showing how the development will successfully integrate with the existing residential area as well as addressing the constraints and opportunities of the site. Scale, massing and density considerations guard against impacts of overshadowing and overlooking and consider the existing properties on adjacent streets to the north and west.

St Lamberts Drive, Burneston

1. Vehicle access is to be taken from St Lambert's and/or Manor House Walk. Pedestrian and cycle access must be provide from both roads. 2. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows and mature trees, and boundaries enhanced to screen views of the site from the north and east. Habitats must be protected from adverse impacts, such as obtrusive light. 3. Development of this area could affect elements which contribute to the significance of Burneston Conservation Area and the Burneston Hall Grade II listed building. A heritage statement will be required to consider the potential harm of development to the significance of the setting of these heritage assets and how the development would enable the significance of the heritage assets to be appreciated. 4. The site is considered to have archaeological potential, due to ridge and furrow remains, and an archaeological assessment will be required. 5. The site is in a minerals safeguarding area; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. 6. A development statement outlining the proposals will be required to be accompanied with a planning application and show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also need to address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking to neighbouring properties.

North of Crakehall Water Mill, Little Crakehall

1. Vehicle, cycle and pedestrian access to be taken from Cringlefields. 2. Part of the site along the eastern boundary is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 3. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing boundary features should be retained, including hedgerows and mature trees, and enhanced to screen views of the site from the north and east. Habitats must be protected from adverse impacts, such as obtrusive light. 4. Development of this area could affect elements which contribute to the significance of Crakehall Conservation Area and the Crakehall Watermill Grade II listed building. A heritage statement will be expected to explain how the extent of the open space and nature of the landscaping has been decided upon in order to reduce harm. The statement will also be expected to explain how care will be taken to ensure any development does not harm the significance of the setting of these heritage assets. 5. An area of open space will be provided at the southern end of the site along with a landscape buffer to reduce the impact upon the conservation area and listed building. 6. The site is located adjacent to the North Yorkshire Green Infrastructure corridor and the development should seek to enhance connectivity to adjacent green infrastructure, particularly areas of accessible local green space. 7. Development statement outlining the proposals will be required to be accompanied with a planning application and show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking and carefully consider the existing properties.

Northeast of Easingwold Community Primary School, Easingwold

Access and highways 1. Vehicle, cycling and pedestrian access will be taken from Husthwaite Road. Road widening from the site frontage at Husthwaite Road to its junction with Thirsk Road may be necessary. 2. Works are required to extend and improve the pedestrian links including the extension of the footway to the site and a 2 metre wide pavement along the entire site frontage, pedestrian crossings, as well as improvements to public transport infrastructure. The design and site layout will need to encourage safer routes to school through appropriate Flood, drainage and water management 3. Part of the site along the northern boundary is vulnerable to surface water flooding. A site specific flood risk assessment will be required, any necessary attenuation measures and other mitigation measures should be incorporated and taken into account in the overall design and layout of the site. Biodiversity, landscaping, open space and green corridors 4. A preliminary ecological appraisal and ecological impact assessment will be required. Existing boundary features should be retained. Mitigation measures will be required to deal with any risk of habitat loss, as well as significant ecological enhancement measures. Measures should include the creation of green corridors linking into the existing water course to the north of the site. 5. Biodiversity and landscape features should be retained, including hedgerows and mature trees other than to allow a suitable access and habitats protected from adverse impacts, such as obtrusive light. 6. Boundary features will be required to screen views of the site particularly from the north. Heritage 7. A Heritage Statement will be required, focusing on the southern part of the site which lies within the setting of the Grade II* listed St. John the Baptist and All Saints Church. The site also lies adjacent to the Easingwold Conservation Area. Careful consideration is required to ensure that the layout, scale, massing and design of development would not cause unacceptable harm to the significance of the heritage assets, and development should seek to enhance the significance of these designated heritage assets and their setting. 8. The site has archaeological potential being previously undeveloped land. An archaeological assessment will be required. 9. The development should seek to enhance the significance of these designated heritage assets and their setting is to be landscaped and laid out as open space in order to mitigate the impact on the designated heritage assets to the south. Education 10. Part of the site to the east of the primary school, is to be laid out as school playing fields as shown on the inset plan. The provision and laying out of the school playing fields will be secured through an appropriate planning obligation. Developers will be expected to carry out early engagement with the local education authority to ensure the land is made available to meet educational needs. Other planning considerations 11. The site lies within a radon contamination area. Assessments may be required to understand what potential contamination there is on site and whether mitigation is required. Utility provision 12. Early engagement with Northern Gas Network, Northern Power Grid and Yorkshire Water is recommended in order to identify undertakings which may be required for the development. Design layout 13. The housing development will be located in the north end of the site and not extend southwards beyond the northern edge of the Easingwold Community Primary School site.

Housing Delivery

The Council will seek to deliver sustainable housing growth within the district by supporting development of the sites allocated for housing and mixed uses set out in 'Part 2: Site Allocations', as shown on the Policies Map, in order to meet the need for housing identified in S2: Strategic Priorities and Requirements; Northallerton and Thirsk Enhancing the role of Northallerton and Thirsk as the two main market towns in the district by: a. Allocating land for 650 homes at Northallerton; 'NOR1: Winton Road, Northallerton', for approximately 485 homes (650 gross), land for a one form entry primary school (no less than 1.5 hectares), open space, green infrastructure and an internal link road linking Stokesley Road and Bullamoor Road b. Allocating land for a total of 160 homes at Thirsk and Sowerby; i. 'TIS1: Station Road, Thirsk', for approximately 110 homes ii. 'TIS2: Back Lane, Sowerby', for approximately 50 homes Bedale, Easingwold and Stokesley Supporting the role of Bedale, Easingwold and Stokesley as market towns: c. Allocating land for a total of 145 homes at Bedale with Aiskew; i. 'AIB1: Northeast of Ashgrove, Aiskew', for approximately 85 homes ii. 'AIB2: South of Lyngarth Farm, Bedale', for approximately 60 homes d. Allocating land at Easingwold; 'EAS1: Northeast of Easingwold Community Primary School, Easingwold', for approximately 125 homes, land for school playing fields provision and landscaped open space to provide an appropriate setting for nearby heritage assets e. Allocating land at Stokesley; 'STK1: North of The Stripe, Stokesley', for approximately 205 gross and open space Service and Secondary Villages Supporting the service provision role of Service and Secondary Villages and seeking to address affordable housing requirements. The role that Leeming Bar has in terms of economic development is recognised with two housing allocations. Land at these settlements is allocated for a total of 377 homes; f. the Service Villages of; Carlton Minniot, 'CAM1: Ripon Way, Carlton Miniott', for approximately 55 homes Crakehall, 'CRK1: North of Crakehall Water Mill, Little Crakehall', for: approximately 18 homes Huby, 'HUB1: South of Stillington Road, Huby', for approximately 28 homes Stillington, 'STL1: North of Stillington Social Club, Stillington', for approximately 35 homes West Tanfield, 'WST1: Bridge View, Back Lane West Tanfield', for approximately 11 homes g. the Secondary Villages of; Burneston, 'BUR1: St Lamberts Drive, Burneston', for approximately 25 homes Leeming Bar, 'LEB1: Harkness Drive, Leeming Bar', for approximately 85 homes 'LEB2: Foundry Way, Leeming Bar', for approximately 80 homes South Otterington, 'SOT1: Beechfield, South Otterington', for approximately 40 homes

Delivering the Right Type of Homes

All new residential development should assist in the creation of sustainable and inclusive communities through the provision of an appropriate mix of dwellings in terms of size, type and tenure. In order to achieve these aims the Council will: a. Seek the use of good quality adaptable housing designs that provide flexible internal layouts and allow for cost-effective alterations to meet changing needs over a lifetime and reduce fuel poverty; b. Work with developers, registered providers, landowners and relevant individuals or groups to address identified local demand for self and custom build homes as identified in the Hambleton Self and Custom Build Register; c. Support proposals for the development of specialist accommodation in defined settlements (see policy S3: Spatial Distribution) that increase choice for older, vulnerable and disabled residents and would meet an identified need; d. Support the provision of shared accommodation for single people in defined settlements (see policy S3: Spatial Distribution); and e. Support proposals for the development of community-led housing schemes. As such, a proposal for housing development will be supported where: f. a range of house types and sizes is provided, that reflects and responds to the existing and future needs of the district's households as identified in the Strategic Housing Market Assessment (SHMA) or successor documents, having had regard to evidence of local housing need, market conditions and the ability of the site to accommodate a mix of housing; g. all homes meet the National Described Space Standards (NDSS), or any successor standards/policy; and h. within a large scale major development, defined in the 'Glossary' ('Page 264'), 9% of market housing meet building regulation M4(3)a 'wheelchair adaptable dwellings' (or replacement standards) and 30% of affordable housing meet building regulation M4(3)b 'wheelchair accessible dwellings' (or replacement standards), subject to physical site conditions and other planning considerations.

Affordable Housing Requirements

The Council will seek to maximise the delivery of affordable housing across the plan area in order to meet identified requirements. On all developments for new market housing, including mixed-use schemes, conversions and housing development that forms part of a wider development, the Council will seek the provision of 30% affordable housing unless the proposal is for: a. 9 units or fewer, or has a combined gross floorspace of no more than 1,000m2 (gross internal area); or b. 4 units or fewer and is located within a parish defined as a designated rural area. In all cases where affordable housing is provided it will be expected to: c. provide a mix of tenures, subject to identified need, consisting of one third each of: i. affordable rented; ii. social rented; and iii. intermediate dwellings (shared ownership) or other types of affordable home ownership; d. be dispersed in small clusters across development sites; e. be externally indistinguishable in terms of design and materials from any market housing on the site; and f. be transferred at transfer price. Planning permission will be refused for proposals where it appears that a larger site has been sub-divided into smaller parcels in order to avoid developer contributions for affordable housing. Where it can be demonstrated that the requirements above are not viable, due to specific site conditions or other material considerations affecting development of the site, an alternative dwelling or tenure mix that meets local need or a lower level of provision may be acceptable. When amending the level of provision, preference will be to reduce the proportion of intermediate housing and other types of affordable home ownership first, then affordable rented housing and finally social rented housing. A development viability assessment will be required to justify a lower level of affordable housing provision. Where a lower level of provision is initially agreed, the Council may require developers to enter into an agreement that will allow affordable housing contributions to be increased in the future should higher levels become achievable. The Council will also reappraise viability on subsequent phases of large schemes. The affordable housing will be required to remain affordable in perpetuity.

Housing Exceptions

Entry-level exception schemes A proposal for affordable housing development on land adjacent to the built form of a defined settlement (see policy S3: Spatial Distribution) will only be supported where: a. it is demonstrated, based on robust evidence, such as an up to date needs assessment, that the need for the housing proposed will not be met through allocations in this plan or development with extant planning permission; b. it consists of affordable housing types suitable for first time buyers and/or first time renters; c. it is limited to no more than 1 hectare in size or consist of no more than 5% of the number of homes in the existing settlement, based on the most recent data available from the Council; and d. the development is of a scale and character that respects the appearance of the existing settlement, local built form and landscape character. Entry-level exception sites will not be supported in the Howardian Hills or Nidderdale AONBs, or the York Greenbelt or any other circumstances where the proposal would compromise the protection given to the assets of particular importance identified in the NPPF. Rural exception schemes A proposal for a rural exception scheme on land adjoining the built form of a defined settlement (see policy S3: Spatial Distribution) will only be supported where it is demonstrated that: e. it will provide affordable housing in perpetuity and that the type and tenure reflects the local and affordable needs of the community, as demonstrated through an up to date local housing needs assessment; f. the housing will be for those with a local connection in the first instance and this will be secured through a legal agreement; g. the development is of a scale and character that respects the appearance of the existing settlement, local built form and landscape character; and h. the development would not have a significant detrimental effect on the character and appearance of the countryside or the York Green Belt. A proposal for a rural exception site must provide 100% affordable housing, unless it can be demonstrated that an element of market housing is essential to enable the delivery of the affordable housing. In those circumstances the market housing must be the minimum required to achieve viability in the absence of any public subsidy to secure the affordable housing provision. A legal agreement will be secured to ensure the delivery of affordable homes in advance of necessary market provision. Homes for rural workers A proposal for a new dwelling to meet the essential needs for a rural worker to live permanently at or near their place of work in the countryside will be supported where: i. there is a clearly established functional need for a continuous on site presences that can only be met by the new dwelling; j. the need relates to a full-time worker; k. the rural enterprise has been operational for a minimum period of three years and is demonstrated to be commercially viable and has clear prospects for remaining so; l. the need could not be met by another existing dwelling or through conversion of a suitable building on the operational unit, or any other existing accommodation in the area which is suitable and available for occupation by the worker(s) concerned; and m. the new dwelling is of a size which is commensurate with the established functional requirement of the enterprise. Where a rural enterprise has been established for less than three years, but the proposal fulfils all the other requirements above, accommodation will only be supported on a temporary basis to allow time for the enterprise to prove it is viable. Any permission granted will be subject to an occupancy condition restricting the use of the dwelling for the required purpose. The removal of an occupancy condition will only be supported where it can be demonstrated that there is no longer a need for the accommodation in the locality. Replacement of existing homes in the countryside A proposal for the replacement of an existing dwelling will be supported where the requirements of policy 'S5: Development in the Countryside' relating to the replacement of rural buildings, are met. Other Exceptions A proposal for residential development not permitted under the provisions in policy S5: Development in the Countryside or policy 'HG5: Windfall Housing Development' will only be support where: n. the development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets; o. the development would involve the subdivision of an existing residential dwelling; or p. the design is of exceptional quality, as set out in national planning policy.

Windfall Housing Development

Within the built form of defined settlements A proposal for housing development within the main built form (defined in policy S5: Development in the Countryside) of a defined settlement (see policy S3: Spatial Distribution) will be supported where the site is not protected for its environmental, historic, community or other value, or allocated, designated or otherwise safeguarded for another type of development. Adjacent to the built form of Service, Secondary and Small Villages A proposal for housing development on a site adjacent to the built form of a defined village will be supported where the proposal demonstrates that: a. a sequential approach to site selection has been taken where it can be demonstrated that there is no suitable and viable previously developed land available within the built form of the village; and b. it will provide a housing mix in terms of size, type and tenure, in accordance with the Council's Housing and Economic Development Needs Assessment (HEDNA) and Strategic Housing Market Assessment (SHMA) or successor documents. All proposals will individually or cumulatively; c. represent incremental growth of the village that is commensurate to its size, scale, role and function; d. not result in the loss of open space that is important to the historic form and layout of the village; and e. have no detrimental impact on the character and appearance of the village, surrounding area and countryside or result in the loss of countryside that makes a significant contribution to the character or setting of that part of the village.

Gypsies and Travellers, and Travelling Showpeople

Travelling Showpeople will be supported where: a. there is an identified need that cannot be met through the supply of existing vacant pitches or plots; b. the proposal would be consistent with the requirements of policy 'RM2: Flood Risk'; c. the site is within, or well-related to, a settlement defined in the settlement hierarchy (see policy 'S3: Spatial Distribution') with access to a reasonable range of services and facilities including schools and health services; or the proposal is an expanded or intensified use of an existing authorised site; d. in locations outside an existing authorised site or the existing built form of a defined settlement, it is demonstrated that the proposal: i. cannot be accommodated within the main built form of a settlement and in rural areas the size of the site respects the scale of, and does not dominate, the nearest settled community; ii. demand placed on local infrastructure can be accommodated within existing or planned provision; and iii. would not have a detrimental impact, individually or cumulatively with other existing and/or permitted development, on the landscape character of the area. e. the site is of an appropriate size to be able to provide acceptable living conditions for residents through the provision of an adequate range of on-site services and facilities including access roads, amenity blocks, parking (including space for commercial vehicles), children's play areas, water supply, drainage, power, the storage and collection of waste and recycling and telecommunications; f. the proposal incorporates satisfactory measures for screening and landscaping; and g. in respect of proposals for travelling showpeople, the site includes adequate space for storage and/or the keeping and exercising of any animals associated with the occupants' needs. Proposals which fail to protect existing Gypsy and Traveller, and Travelling Showpeople sites or involve the loss of pitches or plots will not be permitted unless it can be demonstrated that the pitches or plots are no longer required or equivalent alternative provision has been identified.

Gypsies and Travellers, and Travelling Showpeople

Proposals for new, expanded or intensified sites for Gypsies and Travellers and yards for Travelling Showpeople will be supported where: a. there is an identified need that cannot be met through the supply of existing vacant pitches or plots; b. the proposal would be consistent with the requirements of policy 'RM2: Flood Risk'; c. the site is within, or well-related to, a settlement defined in the settlement hierarchy (see policy 'S3: Spatial Distribution') with access to a reasonable range of services and facilities including schools and health services; or the proposal is an expanded or intensified use of an existing authorised site; d. in locations outside an existing authorised site or the existing built form of a defined settlement, it is demonstrated that the proposal: i. cannot be accommodated within the main built form of a settlement and in rural areas the size of the site respects the scale of, and does not dominate, the nearest settled community; ii. demand placed on local infrastructure can be accommodated within existing or planned provision; and iii. would not have a detrimental impact, individually or cumulatively with other existing and/or permitted development, on the landscape character of the area. e. the site is of an appropriate size to be able to provide acceptable living conditions for residents through the provision of an adequate range of on-site services and facilities including access roads, amenity blocks, parking (including space for commercial vehicles), children's play areas, water supply, drainage, power, the stor

South of Stillington Road, Huby

1. Vehicle, cycle and pedestrian access to be taken from Stillington Road. 2. Works are required to extend and improve pedestrian and cycle links, including a 2m wide footway along the site frontage to Stillington Road, to link with the existing network. 3. A preliminary ecological appraisal and ecological impact assessment will be required. Opportunities for ecological enhancement should be taken. 4. Biodiversity and landscape features should be retained, including existing boundary features should be retained, other than allow suitable existing habitats from adverse impacts, such as obtrusive light, this includes hedgerows and retention of trees along boundaries. 5. Trees on the Stillington Road frontage are protected by Tree Preservation Order (Huby) 2001 No.2. The trees must be retained in the design, other than to create access to the site, and will require appropriate protection during construction works. 6. A Heritage Statement will be required, focusing on Huby Old Hall, a Grade II listed building which is located to the west. Careful consideration is required to ensure that the layout, scale, massing and design of development would not cause harm to the elements that contribute to the significance of heritage assets, and development should seek to enhance the significance of these designated heritage assets and their setting. 7. An archaeological assessment will be required to investigate archaeological evidence of landscape features that relate to Huby Old Hall such as fishponds, formal gardens etc and inform the design response. 8. A design statement will be required to show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also need to address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density especially to the southern end of the site, and nearest to existing properties on Gracious Street to guard against overbearing impacts of overlooking.

Harkness Drive, Leeming Bar

1. Vehicle, cycle and pedestrian access will be taken from Harkness Drive. 2. Works are required to extend and improve pedestrian links, including the provision of pedestrian and cycle access to Freemans Way and to the open space and play area to the northeast. 3. Parts of the site to the south, east and along the southeastern boundary are vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 4. The site includes public surface water sewers which must be taken into account in the site layout. There is also a sewage pumping station adjacent to the site where access must be maintained at all times. 5. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows and mature trees, and boundaries features enhanced to screen views of the site from the south. Habitats must be protected from adverse impacts, such as obtrusive light. 6. The site is considered to have archaeological potential, particularly for later prehistoric and Romano-British settlement, and an archaeological assessment will be required. 7. The site is in a minerals safeguarding area for brick and clay and sand and gravel; safeguarding considerations will need to be adequately addressed with engagement with North Yorkshire County Council. The northeastern part of the site lies within the designated noise insulation area of RAF Leeming Bar and appropriate mitigation measures will be required. 8. It is recommended that early consultation is made with Northern Gas Network and Northern Power Grid and Yorkshire Water in order to identify undertakings which may be required for the development. 9. The site is within the North Yorkshire Green Infrastructure corridor and the development should seek to enhance connectivity to adjacent green infrastructure, particularly areas of accessible local green space. 10. A development statement outlining the proposals will be required to show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also need to address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking.

Foundry Way, Leeming Bar

1. The main vehicle, cycle and pedestrian access is to be taken from a single point on Northallerton Road and additional access is to be provided from both points on Foundry Way. 2. Works are required to extend and improve pedestrian links, including the provision of pedestrian and cycle path along the frontage to Northallerton Road. 3. Parts of the site to the north and south are vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 4. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows other than to allow a suitable access. Boundaries features should be enhanced to screen views of the site from the south and east. Habitats must be protected from adverse impacts, such as obtrusive light.

Winton Road, Northallerton

Land to the north of Winton Road and land east of Lewis Road and Turker Lane and north of Bullamoor Road, Northallerton allocated for approximately 485 homes (650 gross), land for a one form entry primary school (no less than 1.5 hectares), open space, green infrastructure and an internal link road linking Stokesley Road and Bullamoor Road. Proposals that include a neighbourhood centre to meet day to day needs will also be supported (any individual retail use not to exceed 200m2 gross floor area). Access and highways: 1. The main vehicle, cycle and pedestrian accesses will be taken from Stokesley Road to the west and Bullamoor Road to the south. A route through the site is required linking the two main access points. Secondary access will be taken from Thorntree Road. 2. Works are required to extend and improve pedestrian and cycle links through the site and with the surrounding area, including the provision of pedestrian and cycle access to Winton Road and Lewis Road, as well as extension of the network along the boundaries of the site with Stokesley Road and Bullamoor Road and the public right of way that runs east-west across the site and along the eastern boundary. 3. The impact of traffic generated by development of this site must be addressed by on-site and off-site highway improvements. The scale and nature of the requirements will be confirmed by a transport assessment (TA) which identifies the potential transport impact of the proposal and identifies the necessary interventions. Detailed engagement will be required with the local highway authority (LHA). The scope of the TA will include the need to consider improvements to junctions at: A167/B6271 Yafforth Road roundabout; A167/A168/B1333/East Road roundabout; Friarage Street/East Road/Bullamoor Road roundabout; Friarage Street/Brompton Road roundabout; East Road/The Link signalised junction; High Street/B1333/Friarage Street roundabout; and B1333 High Street/ Romanby Road signalised junction. Flood, drainage and water management: 4. Part of the site adjacent to Turker Beck (to the west) is within Flood Zone 2 and 3, where there is also some risk of surface water flooding. A site specific flood risk assessment will be required, any necessary attenuation measures and other mitigation measures should be incorporated and taken into account in the overall design and layout of the site. 5. Development of the site must not have a detrimental impact on the flood alleviation scheme on Turker Beck and Sun Beck or affect its operation. A 15m easement is required around the Turker Beck Flood Alleviation scheme to enable access by the Environment Agency. Consultation with the Environment Agency will be required. Biodiversity and landscape: 6. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained, including hedgerows and mature trees, other than to allow a suitable site access, and boundaries features enhanced to screen views of the site from the north and east, and between the site and residential development to the west. Habitats must be protected from adverse impacts, such as obtrusive light. Heritage: 7. The site is considered to have archaeological potential, and an archaeological assessment will be required. Education: 8. Primary school provision in the area is insufficient to accommodate children from the site. Land to accommodate a one form entry primary school (1.5 hectares) is required to be provided on site. The site must not be landlocked in order to enable future expansion. The local education authority must be consulted on the size and location of the school site during the masterplanning process and subsequent planning application phase. Neighbourhood Facilities: 9. A proposal may include neighbourhood facilities but must be agreed with the council through the masterplanning process. The type, scale and location of neighbourhood facilities must be considered carefully and design primarily to meet the day to day needs of local residents. Any individual retail uses must be small scale (below 200m2 (gross floor area)) in order to meet the day to day needs generated from the site. The number and type of units provided will be agreed through the masterplanning process. Any neighbourhood centre proposed must not be of a scale that would unacceptably impact on the vitality and viability of a defined town centre, as set out in policy 'EG3: Town Centre Retail and Leisure Provision'. Where necessary, the Council will consider the need for a retail impact assessment. Regard will be given to the access, connectivity and relationship with existing facilities in determining the siting of any centre. Other planning considerations: 10. The site is in a minerals safeguarding area; safeguarding considerations will need to be adequately addressed with engagement with the minerals planning authority. Utility provision: 11. Yorkshire Water have identified that reinforcement of the sewerage network is likely to be required, further investigation into the capacity of the water supply and waste water infrastructure may also be required. Therefore it is recommended that early consultation with the water authority is necessary. 12. A 11kv overhead powerline crosses the site. This must be accommodated within the masterplan/layout of the scheme or provision made for diversion. 13. Early engagement with Northern Gas Network and Northern Power Grid is recommended so that any necessary works are addressed. Design, landscaping, open space provision and green corridors: 14. Due to the scale of the development proposals will be required to be accompanied by a site wide master plan and a design code, as set out in policy 'E1: Design'. The master plan should demonstrate how development will successfully integrate with the existing residential area as well as addressing the constraints and opportunities of the site. Scale, massing and density considerations in the design and disposition of new housing will be expected to have regard to the original character of the area. 15. Development should be considered carefully with regards to the landscape setting of Northallerton and the potential for development to be seen from distance. Solutions should include enhancement of the landscape structure to boundaries and within the site. 16. Green infrastructure should be provided through the site to link with the wider green infrastructure network as identified in the Northallerton, Brompton and Romanby, draft Landscape and Open Space Strategy (2016). Delivery: 17. This site is subject to traffic modelling, to be undertaken as part of a Transport Assessment, as a result delivery is expected in years 6 to 10 of the plan period.

Beechfield, South Otterington

1. Works are required to extend and improve pedestrian links, including the provision of pedestrian and cycle access to Mayfield Road and Beechfield Road and to Stainthorpe Road (A167). Vehicular access is to be on Stainthorpe Road (A167). 2. Part of the site to the northwest corner is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 3. Biodiversity and landscape features should be retained, including hedgerows and mature trees. Boundary features enhanced to screen views of the site from the south. 4. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Habitats must be protected from adverse impacts, such as obtrusive light. 5. A heritage statement will be required to take into consideration historical landscape of the area and include conservation measures as the site contains part of a well preserved ridge and furrow field system. 6. The site is considered to have archaeological potential, particularly for later prehistoric and Romano-British settlement, and an archaeological assessment will be required. 7. A design statement outlining the proposals will be required to show how the development will successfully integrate with the surrounding area including the neighbouring residential area. The statement will also address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking.

North of The Stripe, Stokesley

1. Vehicular, pedestrian and cycle access is to be taken from Apple Tree Road, with secondary/emergency access from Hebron Road. 2. The public right of way that runs across the site will be retained and enhanced. Extending and improving the pedestrian links to the local centre including the extension of the footway, appropriate pedestrian crossings will be required. 3. Pedestrian and cycle routes are to be created within the site and connections made to all adjacent roads and paths (including Neasham Lane) with appropriate pedestrian crossings to enable improved links to the town centre. 4. Parts of the site are within Flood Zone 2 and areas are vulnerable to surface water flooding. A site specific flood risk assessment will be required, any necessary attenuation measures and other mitigation measures should be incorporated and taken into account in the overall design and layout of the site. 5. A preliminary Ecological Appraisal and possible Ecological Impact Assessment will be required. Existing boundary features should be retained to protect existing habitats from adverse impacts, such as obtrusive light, this includes hedgerows and retention of the trees to the rear of the Stripe. 6. The site is considered to have archaeological potential for later prehistoric and Romano-British settlement and so an archaeological assessment will be required. 7. Early consultation with service providers is recommended. A public sewer crosses the site and Northumbrian Water will require it to be diverted or placed within a suitable easement. If placed in an easement this should be incorporated into the landscaping and overall layout of the site. Northumbrian Water will also require works to assess the capacity of their infrastructure and assess the scale of improvements required, with works completed prior to occupation of dwellings. 8. The site is near to the sewerage pumping station at Apple Tree Road and no habitable buildings should be located within 15 meters of it. 9. No residential development is to be located within 400 meters of the poultry houses to the north of the site, unless it can be demonstrated that noise and odour nuisance would not cause adverse amenity impacts. 10. The proposals are to provide, equip, layout and maintain 3.9ha of open space by extending the approximately 3ha of open space to the west and north of Evergreen Avenue (former LDF allocation SC1). 11. The extension to the Evergeen Avenue open space is required to provide community gardens/allotments, a facility for young people and general amenity space. Further on site open space is required in association with this allocation in line with the standards set out in policy 'IC3: Open Space, Sport and Recreation'. 12. The site is within the North Yorkshire Green Infrastructure corridor and the development should seek to enhance connectivity to adjacent areas of accessible local green space. 13. The proposal are to form or maintain a substantial hedgerow boundary with trees to the north and west sides of the development. 14. Where the boundary for the development site is adjacent to Sowerby Crescent, the layout should be designed so that rear gardens should adjoin rear gardens of the existing development. 15. Landscaping should be provided to help to assimilate the development in vie

North of Stillington Social Club, Stillington

1. Vehicle, cycle and pedestrian access to be taken from Chantry Gardens and/or Thompson Garth. 2. Works are required to extend and improve pedestrian links, including the provision of pedestrian and cycle access to adjacent streets and through the site to the Stillington Sports and Social Club. 3. The western part of the site is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 4. Existing trees and hedgerows shall be retained other than to create access to and across the site. 5. A preliminary ecological appraisal and ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing features should be retained and habitats protected from adverse impacts, such as obtrusive light. 6. A design statement will show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also need to address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density to guard against impacts of overshadowing and overlooking of the neighbouring property to the north of the site.

Bridge View, Back Lane West Tanfield

1. Vehicle, cycle and pedestrian access will be taken from Back Lane. 2. Back Lane will require widening from the site frontage to its junction with Mowbray Terrace/Mowbray Court to include pedestrian links. 3. Works are required to extend and improve pedestrian links, including the provision of footpath along the site frontage of Back Lane to link into the existing pedestrian network along Mowbray Terrace/Mowbray Court. 4. Part of the site along the southern boundary is vulnerable to surface water flooding. A site specific flood risk assessment will be required to determine the nature and scope of any mitigation necessary. 5. A preliminary ecological appraisal and possible ecological impact assessment will be required. Mitigation will be required to deal with any risk of habitat loss. Existing boundary features should be retained, including hedgerows and mature trees, and enhanced to screen views of the site from the east. Habitats must be protected from adverse impacts, such as obtrusive light. 6. Development of this area could affect elements which contribute to the significance of West Tanfield Conservation Area and the West Tanfield Methodist Church and Chapel House, a Grade II listed building. A heritage statement will be required demonstrating how care is taken to ensure any development does harm to the significance to the setting of these heritage assets. Development should enable the significance of the heritage assets to be appreciated. 7. The site is considered to have archaeological potential, due to evidence of strip fields and the landscape around Thornborough Henges, and an archaeological assessment will be required. 8. A development statement outlining the proposals will be required to show how the development will successfully integrate with the surrounding area and the neighbouring residential area. The statement will also need to address the constraints and opportunities of the site, whilst also paying attention to scale, height, massing and density considerations. The brief should guard against impacts of overshadowing and overlooking and carefully consider the linear frontage to Back Lane, established by neighbouring cottages to the west, this should be continued with the form of development including properties fronting onto Back Lane.

Infrastructure Delivery

The Council will seek to ensure that development is supported by the timely delivery of necessary infrastructure and facilities by: a. requiring that proposals for development are capable of being accommodated by existing or planned infrastructure and services and do not have an unacceptably harmful impact on existing systems, in each case this is to be established by appropriate assessment or investigatory work; b. requiring developers to provide, or meet the costs of providing, the infrastructure, facilities and/or mitigation necessary to make their proposed developments acceptable in planning terms; c. ensuring suitable arrangements are made for ongoing maintenance where infrastructure and facilities are directly provided; d. requiring that the delivery of development is coordinated with the delivery of new or improved infrastructure and services and causes minimal disruption to existing provision; and e. working with developers and infrastructure/service providers to identify viable solutions for the delivery of infrastructure and services to support sustainable development. The nature and scale of planning obligations sought will depend on the form of development and the impact it is considered to have upon the surrounding area on the basis of documentary evidence. Infrastructure and facilities should be provided on site.

Spatial Distribution

The development strategy for Hambleton is to focus growth at: a. Northallerton and Thirsk, where development will benefit from and support the wide range of services and facilities and good transport connections of these two main towns; b. Key employment locations within the central transport corridor, in order to provide opportunities for expansion and inward investment along the strategic (A1/A19) transport corridor; c. The market towns of Bedale, Easingwold, and Stokesley and large villages, defined in the settlement hierarchy as Service and Secondary Villages, commensurate with their size, character and the concentration of services and facilities in these locations and their role in providing services to residents of other nearby communities; and d. Identified rural communities, defined in the settlement hierarchy as Small Villages, where limited development will be supported to help address affordable housing requirements and where development can support social and economic sustainability. Economic Development Economic development requirements will be met primarily at: e. the strategic employment sites at Leeming Bar (in the Bedale area), Sowerby Gateway and Dalton Airfield (in the Thirsk area), which are all in the central (A1/A19) transport corridor; and f. further employment land provision to support the role of market towns through allocations at Easingwold, Northallerton and Stokesley. The Council will seek to enhance the economy by maintaining and enhancing the range of existing employment land where significant numbers of people are employed and the businesses derive benefit from being located together, which should be the main focus for business development in the district and any redevelopment should be for employment generating uses. The Council will seek to: g. enhance the visitor economy in our towns, through policy 'EG5: Vibrant Market Towns'; h. support economic development within the built form of settlements identified in the settlement hierarchy; i. support the growth and diversification of the rural and agricultural economy, through policies 'S5: Development in the Countryside' and 'EG7: Businesses in Rural Areas'; and j. support delivery of the Council's economic priorities to; support existing businesses; secure targeted inward investment; drive growth; ensure vibrant market towns and support business activity. Housing Development The majority of housing development requirements will be met from development located at Northallerton and Thirsk, as well as the other market towns of Bedale, Stokesley and Easingwold, where there is good access to employment, public transport, education, shopping and leisure facilities and where housing growth will contribute to their vibrancy. Leeming Bar will see significant housing development as a reflection of its economic development role to support sustainable commuting patterns. To help maintain the sustainability of rural communities and to address affordable housing and other housing requirements, limited development will be located in service villages and secondary villages where there are a good range of services and facilities to support the level of growth proposed. The sites allocated in these villages can be developed in a way that does not detract from their character and form. Existing development commitments in small villages will help meet development requirements, but no sites are allocated in this plan in these villages, reflecting the very limited level of services and facilities available. Housing development that comes forward during the plan period will be an important additional supply of homes and will be supported as set out in policies including HG4: Housing Exceptions, HG5: Windfall Housing Development and HG6: Gypsies and Travellers, and Travelling Showpeople. Settlement Hierarchy Development will be supported in settlements in the settlement hierarchy that is proportionate to the size of the settlement and it's level in the hierarchy. Those hamlets and other groups of buildings that are not identified within the settlement hierarchy will be treated as part of the countryside.

Station Road, Thirsk

Not applicable - this is a site allocation entry with development requirements, not a formal numbered policy

Town Centre Retail and Leisure Provision

The Council will seek to maintain and enhance the vitality and viability of Hambleton's defined centres identified in the following hierarchy as defined on the Policies Map: Main town centre – serving the district: Northallerton Town centre – serving a wide rural area: Thirsk District centres – meeting the day-to-day needs of their surrounding rural areas: Bedale, Easingwold, Stokesley Local centre - meeting day to day needs of the immediate locality: Great Ayton Defined areas Within the defined centres support will be given to retail and other main town centre uses, defined in the 'Glossary', that are appropriate to the size, role and function of the centre concerned and which respect the centre's character, including its special architectural and historic interest. A proposal for residential development will be supported in any of the defined centres where the proposal would not have an unacceptable impact on the vitality and viability of the centre, the operation or amenity of neighbouring uses or compromise current or planned or committed future use. Sequential test and impact assessment A proposal involving retail development on a site outside a Primary Shopping Area or a proposal involving other main town centre uses on a site outside a defined centre, as shown on the Policies Map, will be required to demonstrate compliance with the Sequential test to site selection as set out in national policy. An impact assessment will be required for all applications for retail and/or leisure development that are outside defined centres and have a floorspace of 400m² (gross) or more. Proposals for development will be refused where: a. they fail to satisfy the sequential test; or b. they would have significant adverse impact on the vitality and viability of any defined centre, or existing, committed or planned public or private investment in the catchment area of the proposal. Outside defined Town, District and Village Centres Outside the defined centres in the hierarchy, the Council will seek to maintain and, where appropriate, enhance retail facilities that provide for local needs. A proposal that would result in the loss of existing retail facilities will only be supported where there is appropriate alternative provision within safe walking distance or it can be demonstrated that the facility is no longer financially viable. A proposal for a small-scale, defined in the 'Glossary', neighbourhood or village shop that is intended to serve local day-to-day needs of the immediate locality will be supported provided that: c. it is located within or immediately adjacent to the built form of a defined settlement; d. it would help meet identified deficiencies in local provision; and e. it does not have a significant adverse impact on the vitality or viability of any existing defined centre. A proposal for a farm, horticultural or similar shop will be supported where: f. the majority of goods sold have been grown or manufactured on site; g. the development would support the local economy; and h. the business could not reasonably be expected to locate within an existing defined centre due to the nature of the products sold. To mitigate impacts, all new retail development outside a defined centre may be subject to a condition restricting the nature and source of goods sold.

Management of Town Centres

Northallerton Primary Shopping Frontages A proposal for the change of use of an existing retail premises to another main town centre use at ground floor level within a Primary Shopping Frontage will only be supported where the proposal would maintain or enhance the vitality and viability of the centre, having regard to the following factors where relevant: a. the viability and suitability of the unit for continued retail use; b. the level of vacancy in the frontage and the availability of alternative non-retail premises within the Primary Shopping Area that would be suitable for the proposed use; c. whether the proposal is complementary to the centre in terms of its operational characteristics and retention of an active frontage appropriate to a shopping centre; d. the accumulation of non-retail uses in parts of a primary frontage and the effect on the retail function of a primary frontage; e. the prominence of the building and its importance to the vitality of the centre; and f. the effect on the transport network and road safety. Uses other than main town centre uses will not be supported at ground floor level within Northallerton Primary Shopping Frontages. Primary shopping areas Within a Primary Shopping Area a proposal for non-retail uses at ground floor level will only be supported where it is appropriate to a shopping area and would maintain or enhance the vitality and viability of the area, having regard to the following factors where relevant: g. the availability of alternative non-retail premises within the Primary Shopping Area that would be suitable for the proposed use; h. the accumulation of non-retail uses in the Primary Shopping Area; i. whether the proposal is complementary to the area in terms of its operational characteristics and retention of an active frontage appropriate to a shopping centre; and j. the effect on the transport network and road safety. Upper Floors A proposal for the reuse of upper floors within a defined centre will be supported provided that the propo[sal...]

Vibrant Market Towns

In order to maintain and enhance the environment, vibrancy and vitality of market towns, particularly their market places and high streets, the Council will promote and encourage appropriate development to take place within the defined town centres of the five market towns of Northallerton, Thirsk, Bedale, Easingwold and Stokesley by supporting proposals that would: a. help to develop the evening and night-time economy, where the operation of such activities can be controlled to address any unacceptable amenity impacts and would not have an adverse impact on the role and character of the town centre, with reference to policy 'EG3: Town Centre Retail and Leisure Provision'; b. deliver public realm improvements and reinforce local distinctiveness through high quality design; c. improve access to the centre for pedestrians, cyclists and public transport users; d. provide safe, convenient and secure car or coach parking; e. make suitable and safe provision for servicing and deliveries/collections; or f. safeguard and enhance the provision of outdoor markets. The Council will support the delivery of proposals that are appropriate to the function, character and scale of the centre and help to deliver the following projects: Nortallerton projects The Former Northallerton Prison – the former prison site is undergoing redevelopment, including conversion of the listed buildings, into a vibrant and high quality mixed use area. Uses will include; a digital innovation hub; retail units; managed work spaces for start-up businesses; restaurants and cafes, and a cinema. See 'NOR3: Northallerton Former Prison Site' for development requirements. Zetland Street public realm enhancements (including New Row and Central Arcade) – Development and works within the public highway have made movements to, from and across the primary shopping area of Northallerton more convenient, attractive and safe for both pedestrians and cyclists. Additional improvement works should also make better links through the town centre and surrounding areas. The Ginnels Projects (Black Bull, Tickle Toby Inn, Garthway Arcade, New Row, Chapel Entrance, Flag Yard, Golden Lion, Market Row, Regency Mews) - The priority is to improve the east-west linkages in the form of yards, arcades, ginnels and alleyways. The key objective is to achieve high standards of material finish and quality of design in order to create a safe and inviting environment for all, to enable pedestrian movement throughout the town centre and support its vitality and viability. Within the primary shopping area a proposal that would affect a shop front or involves works within the public highway will be expected to enhance existing footpaths and ginnels linking developments with the town centre and the primary shopping area.

The Visitor Economy

Visitor Attractions and Facilities A proposal for new, or the extension of an existing, tourism attraction or facility will only be supported where it is demonstrated that: a. the scale, form, layout and design is appropriate to its location and would not unacceptably harm the character, appearance or amenity of the surrounding area or wider countryside; b. it would not cause unacceptable harm to the living conditions of neighbours or prejudice the operation of existing land uses; and c. where a countryside location is proposed, the development cannot be located within or adjacent to the built form of an identified settlement in the settlement hierarchy, see policy 'S3: Spatial Distribution', and will be accessible by sustainable travel options. In considering proposals for these uses, the Council will have regard to any benefits to the local economy and local services. Visitor Accommodation A proposal for new tourist accommodation will only be supported where it is demonstrated that: d. the scale, form, layout and design is appropriate to its location and would not unacceptably harm the character, appearance or amenity of the surrounding area or wider countryside; e. it would not cause unacceptable harm to the living conditions of neighbours or prejudice existing land uses; f. occupation can be limited to holiday purposes only; g. a proposal for a new, or an extension to an existing, caravan, camping or holiday chalet site is accessible to local services and public utilities; and h. where a countryside location is proposed, the development cannot be located within or adjacent to the built form of an identified settlement in the settlement hierarchy, see policy 'S3: Spatial Distribution', and it will be accessible by sustainable travel options. In particular support will be given to proposals that meet the above criteria and form part of a comprehensive farm diversification scheme, see policy 'EG7: Businesses in Rural Areas', or are directly linked to the long term conservation and enjoyment of publicly accessible natural and cultural heritage assets. In all cases the approach roads and access to the site have the capacity to cater for the type and levels of traffic likely to be generated by the development. Protection of the visitor economy New development must ensure that it can be integrated effectively with existing visitor attractions and accommodation. Proposals for development that would prejudice the operation or use of existing visitor attractions, facilities or accommodation will not be supported.

Transport and Accessibility

The Council will work with other authorities and transport providers to secure a safe and efficient transport system that supports a sustainable pattern of development that is accessible to all. A proposal will only be supported where it is demonstrated that: a. it is located where the highway network can satisfactorily accommodate, taking account of planned improvements, the traffic generated by the development and where the development can be well integrated with footpath and cycling networks and public transport; b. where transport improvements are necessary proportionate contributions are made commensurate with the impact from the proposed development; c. it seeks to minimise the need to travel and maximise walking, cycling, the use of public transport and other sustainable travel options, to include retention, where relevant, and enhancement of existing rights of way; d. any potential impacts on the strategic road network have been addressed having regard to advice from early engagement with Highways England; e. highway safety would not be compromised and safe physical access can be provided to the proposed development from the footpath and highway networks; f. adequate provision for servicing and emergency access is incorporated; and g. appropriate provision for parking is incorporated, taking account of; i. highway safety and access to, from and in the vicinity of the site; ii. the accessibility of the development to services and facilities by walking, cycling and public transport; iii. the needs of potential occupiers, users and visitors, now and in the future; iv. the amenity of existing and future occupiers and users of the development and nearby property; and v. opportunities for shared provision, where locations and patterns of use allow. For all major development, and where transport issues are likely, the Council may require proportionate Transport Assessments, Transport Statements or Travel Plans as necessary. Where a travel plan is required it should set out measures to reduce the demand for travel by private car, air pollution and carbon dioxide emissions from transport, and encourages walking, cycling and other sustainable travel options. All routes within development will be provided to an adoptable standard and all pedestrian and cycle routes will be formalised as rights of way unless otherwise agreed with the Council and the local highways authority. The Council will support: h. transport improvements required to address the cumulative impact of development across the district and those identified in the North Yorkshire Local Transport Plan; and i. improvements to the rail network and Thirsk and Northallerton rail stations, particularly for accessibility and capacity and as a focus for economic growth.