Yorkshire Dales Housing Development Plan
Report of Consultation October 2010
Long Preston 061
Consultation Responses
Public Consultation responses 2010 – a further 8 objections have been submitted following resubmission of this site. The objections stemmed from existing residents who are primarily concerned about the loss of open space, impact on Conservation Area, lack of access visibility, lack of housing need and the availability of other more suitable sites.
Pre-
Representations Assessment
In response to these concerns Members are advised that the Housing Needs Survey of 2005 was for a 5 year period. The Survey does indicate that Long Preston has a shortfall of 22 affordable units. It is understood that a new survey is likely to be undertaken early in 2011.
A number of greenfield sites were submitted as part of the call for sites. Site 133 has been put forward as a brownfield site.
This site was dismissed by the Housing Working Group in March 2010 because of the difficulty of achieving a safe highway access. In light of these concerns the site owner’s agents (David Hill) appointed Sanderson Consulting Engineers to undertake an independent highways assessment. It is now understood that the Highways Officer has attended a site meeting with the Consulting Engineers to determine whether visibility could be achieved. It was agreed at this meeting that the frontage wall to the west would need setting back beyond the visibility splay where a potential adoptable road was needed to serve the development. Highways now believe that an access to NYCC standards could be formed.
The extent of such alterations on the character and appearance of the village and the wider Conservation Area would need to be assessed at the point of the planning application, and should be noted in any future development brief.
The response from the Authority’s Archaeologist is cautious as he considers the site to be quite an important open space in the village. Advising that the area helps to soften the built up nature of the village. This was identified in the recent Conservation Area Appraisal. Unfortunately its attractiveness has declined since the hedgerow has been cut back. The area has functioned as an open space since the mid 1850s. The rear wall makes an interesting alignment with what Stephens has described as a medieval/Domesday) village centre crofts possibly indicating early planning. In conclusion if the site is put forward for allocation the Authority is advised that an intrusive archaeological evaluation will be necessary.
A judgement now needs to be made as to the value of the site in terms of public amenity in terms of views from the main road, and whether this should outweigh the need to provide a level of affordable housing which would help to sustain the vibrancy of the village. The site has been considered previously not to be of sufficient quality to be worthy of special protection from development. The nature of this site as a clear gap and its depth parallel to existing housing and garden land running back from the main road on either side provides clear containment and would permit a strong new housing frontage to be created along the street with parking to the rear. This would however entail the realignment of the stone roadside wall and no doubt the loss of most of the road side trees.
The mature Ash and Lime trees are already protected by a Tree Preservation Order. The Lime may be close to a potential site entrance which would place it under pressure for removal. Both trees would need a thorough inspection prior to determining a site layout. The Trees and Woodlands Officer is however of the opinion that the site would be large enough for significant compensatory planting if these trees had to be removed to facilitate development. When last surveyed this site was a semi improved neutral grassland being managed as pasture with low floristic diversity. Therefore, there do not appear to be any ecological constraints on this site.
The main physical constraint to development is a vehicular access with appropriate
visibility. This was the reason this site was initially dismissed by the Housing
Working Group. The applicant’s agent has now provided an independent assessment
aimed at addressing these concerns, and requested that the site be re-
Conclusion
The loss of the area as an open space within the village needs to be given some consideration. This is because the Conservation Area Appraisal 2010 indicates that good external views can be obtained from the village in a northerly direction towards Town Head. It also highlights a number of prominent building frontages that are located either side of site 061 and also directly across the A65. The Appraisal and its findings does need to be measured against the need to provide affordable housing, and the contribution such housing would have to the long term sustainability of Long Preston.
This site should be considered for allocation as the advice of the Highways Authority, following an independent highways assessment that safe visibility can be achieved for vehicles, however, this should not be to the detriment of the character and appearance of the area.
Officers Recommendation
Allocate.
Housing Working Group Recommendation
Allocate in accordance with Officers recommendation.
Authority’s Decision
Members resolved to allocate this site at the Full Authority Meeting on 30/11/10.
