North Northallerton Development Area - Hambleton District Council

North Northallerton Development Area 

Masterplan Framework and Design Guidance 

Final Report 

May 2011

North Northallerton Development Area – Masterplan Framework & Design Guidance 

North Northallerton 

Development Area 

Masterplan Framework and Design Guidance 

May 2011 

FINAL REPORT 

Document: 5335.doc.2.03 

Compiled By: SP/BW 

Reviewed By: JF 

Date: May 2011 

Taylor Young 

Chadsworth House 

Wilmslow Road 

Handforth 

Cheshire SK9 3HP 

Tel: 01625 542 200 

Fax: 01625 542 250 

Email: HUmailroom@tayloryoung.co.ukU 

1


Contents 

1. Introduction 4 

2. Policy Context 10 

3. Vision and Objectives 16 

4. Issues and Opportunities 22 

5. Design Evolution 36 

6. Masterplan Framework 48 

7. Design Guidance 82 

8. Indicative Sketch Designs 148 

9. Delivery Plan 162 

List of Tables 

Table 3.1: Project Matrix 

Table 5.1: Consultation exercise - comments and responses 

Table 5.2: Northallerton Area Forum – comments and responses 

Table 6.1: Ingredients Schedule 

Table 6.2: Policy requirements for open space 

Table A2: Street typology and recommended treatments 

Table 9.1: Indicative Phasing 

List of Figures 

Figure 1.1: Strategic Context 

Figure 1.2: Town Context 

Figure 1.3: Study Area Boundary 

Figure 1.4: Social Infrastructure Context 

Figure 2.1: North Northallerton Development Area (from Allocations DPD) 

Figure 4.1: Key Views and Contours 

Figure 4.2: Settlement Form 

Figure 4.3: Village Studies 

Figure 4.4: Preliminary Constraints 

Figure 4.5: Potential Opportunities 

Figure 6.1: Land-use Framework 

Figure 6.2: Movement Framework 

Figure 6.3: Open Space & Landscape Framework 

Figure 6.4: Character Areas 

Figure 6.5: Masterplan Framework 

Figure 6.6: Illustrative Masterplan 

Figure 7.1: Gateways & Approaches 

Figure 8.1: Area 1 Sketch – Village Centre 

Figure 8.2: Indicative Plan of Village Centre 

Figure 8.3: Area 2 Sketch – Stokesley View 

Figure 8.4: Area 3 Sketch – Halfway Park/Hawthorne 

Figure 8.5: Indicative Plan of Halfway Park area 

Figure 9.1: Land Ownership 

Figure 9.2: Indicative Phasing 

2


3


1. Introduction 

1.1 In September 2010 Taylor Young were appointed by Hambleton 

District Council (HDC) and the Homes and Communities Agency 

(HCA) to prepare a Masterplan Framework and Design Guidance 

for the North Northallerton Development Area (NNDA). This is an 

area, designated in the Allocations Development Plan Document 

(DPD), proposed for a sustainable mixed-use extension to the 

north of the town, comprising around 965 new homes, 

employment space and recreation facilities. The extension also 

includes a new road linking Stokesley Road to Darlington Road 

through the area. 

1.2 The purpose of the Masterplan Framework and Design Guidance 

is: 

To set out an overall approach and shared vision for the 

NNDA; 

To provide a clear planning framework for the site, 

including a balance of land uses, type, mix and design; 

To identify a deliverable and financially viable project that 

delivers the vision for the area; 

To identify social and physical infrastructure requirements 

and the funding mechanisms for this, including likely 

development contributions; 

To determine the appropriate phasing to ensure the timely 

delivery of the development and infrastructure and a 

sustainable quality place; 

To provide a clear planning framework for the site against 

which to assess planning applications and to ensure the 

delivery of the NNDA vision and objectives and a 

comprehensive and integrated place. 

To provide design guidance to inform detailed 

masterplanning. 

1.3 This masterplanning study has been commissioned jointly by 

Hambleton District Council and the Homes and Communities 

Agency. It has been funded through the HCA’s Rural 

Masterplanning Fund and consequently has the aspiration of 

becoming a project that will exemplify best practice in placemaking 

for rural communities. It is being managed by HDC with 

the advice and assistance of ATLAS (The Advisory Team for 

Large Applications – part of the HCA). 

1.4 Taylor Young are supported by ekosgen (economic and property 

market consultants), WYG (engineers advising on transport, 

utilities and flood risk) and Instinctively Green (sustainability 

specialist). The project is overseen by a steering group that also 

includes HDC and key stakeholders. 

1.5 This document represents the Draft Masterplan Framework and 

Design Guidance. It builds upon the earlier Baseline Report and 

Preferred Masterplan Framework Paper. The report presents the 

masterplan and design guidance and explains how these have 

been arrived at, referring to the earlier stages of the study. It also 

provides a Delivery Framework to guide the partners in moving 

this project forward. 

1.6 The following figures describe the location of the NNDA (the study 

area). Figure 1.1 first shows the strategic context of Northallerton, 

showing its position in the sub-region and its relationship with 

surrounding towns and communication networks. Figure 1.2 

places the NNDA in the context of Northallerton, showing how it 

will act as a northern expansion to the town. Finally, Figure 1.3 

defines the boundary of the NNDA as established by the 

Allocations DPD. Please note that this has now been slightly 

amended in the Masterplan Framework in order to provide better 

integration with the surrounding topography. 

4


Figure 1.1: Strategic Context 

5


Figure 1.2: Town Context 

6


Figure 1.3: Study Area Boundary 

7


Figure 1.4: Social Infrastructure Context 

8


9


2. Policy Context 

2.1 This section sets out the planning policy context that supports the 

development proposed for the North Northallerton Development 

Area. This includes national guidance notes and local planning 

policy. 

National Policy and Guidance 

2.2 The Masterplan is fully compliant with current national planning 

guidance, particularly PPS1 (Delivering Sustainable 

Development) and PPS3 (Housing). Also important are PPS4 

(Planning for Sustainable Economic Growth), PPG13 (Transport), 

.PPG17 (Open Space, Sport and Recreation) and PPS22 

(Renewable Energy). 

2.3 The recently published Manual for Streets 2 – Wider Application 

of the Principles (2010), takes the philosophies and design 

principles set out in Manual for Streets and demonstrates how 

they can be extended beyond residential streets to encompass 

both urban and rural situations. The guidance encourages a 

breaking away from inflexible standards and traditional 

engineering solutions towards approaches which respond to local 

context and which improve quality of life and environment. 

2.4 In the context of urban extensions Manual for Streets 2 

recommends that roads should allow for the growth of towns and 

cities in a sustainable way, enabling new residents to benefit from 

existing facilities in the town. Of specific relevance to North 

Northallerton, it states that “practice that relies on limited access 

via distributor and relief road limits the level of connectivity that 

can be delivered and is not recommended”. 

Housing Density 

2.5 Originally, PPS3 (2000) stated that housing densities should 

always be more than 30 dwellings per hectare (dph). As of July 

2010, this minimum requirement has been scrapped. This was in 

response to “too many high rise blocks with affordable apartments 

too small for families”. Nevertheless, sustainability and climate 

change remain crucially important. The new wording in PPS3 

provides supporting text encouraging local planning authorities to 

adopt good policies on density and housing design in order to 

address the efficient use of land, walkable densities, responding 

to local character and affordable housing provision. This is 

reflected in Hambleton DC’s policy on required densities for 

development at North Northallerton (see under Local Policy 

below). 

2.6 PPG17 (Open Space, Sport and Recreation) states that open 

space, sport and recreation provision levels will be set locally. 

Where local assessments find that there are deficiencies caused 

by new development the use of planning obligations to remedy 

these is advised. 

Local Policy 

2.7 Hambleton District Council has made good progress with their 

Local Development Framework (LDF). This includes the Core 

Strategy, which was adopted in April 2007, and the 

Development Policies Development Plan Document (DPD), 

adopted in February 2008. These policy documents establish 

Northallerton as one of two Principal Service Centres in the 

District where the majority of development should be focused. 

Brompton is identified as a ‘service village’. The Core Strategy 

establishes the following vision for Hambleton. 

10


Hambleton’s LDF Vision 

“By 2021 Hambleton’s communities will have become sustainable, 

prosperous, safe, healthy and vibrant. The development of vibrant 

and prosperous market towns and sustainable rural communities 

will have been supported. People from all sections of society will 

have been provided with access to homes, jobs and services, 

more of the District’s younger population will have been retained 

and the needs of the elderly will have been better met. This will all 

have been achieved in ways that reduce the impact of society on 

the environment, improve the quality of design of the built 

environment and protect and enhance Hambleton’s environmental 

assets such as its historic heritage.” 

2.8 Two objectives are proposed relating to the scale of new 

development in the District. The LDF will seek to: 

increase significantly the proportion of new houses that 

are lower priced, securing affordable opportunities 

particularly for local first-time buyers; and 

reduce the rate of in-migration into the District from those 

seeking retirement homes or more attractive locations to 

live, whilst working outside the District to north or south. 

2.9 The Regional Spatial Strategy (RSS) for Yorkshire and the 

Humber still forms part of the Development Plan (at the time of 

writing). The key elements of the RSS that inform local policy, 

notably housing numbers, have now been established within the 

Allocations DPD as statutory local policy. 

Allocations DPD 

2.10 The key local planning policy document in respect of the North 

Northallerton Development Area is the Allocations DPD. This 

was adopted by HDC on 21 December 2010, having been found 

sound by the Inspector in September 2010. This DPD is built on 

an extensive and robust evidence base, which also informs this 

masterplanning study. 

2.11 The Allocations DPD clearly identified the North Northallerton 

Development Area as a development site: NM5, and goes on to 

sub-divide into separate land parcels and state appropriate uses 

for each. Policy NM5 therefore forms the planning policy 

foundation for this current masterplanning exercise. 

2.12 In brief, the policy states the following uses and development 

requirements for each parcel, which are labeled A to G and are 

located on the plan extracted opposite. 

NM5A: 200 dwellings (based on 5.7 ha @ 35 dph) in 

Phases 2 & 3. Flood attenuation measures will be 

required. Open space will need to be incorporated. Access 

will be taken from the new Link Road. 

NM5B: 200 dwellings (6.5 ha @ 30 dph) in Phase 3. Flood 

attenuation and sewage disposal improvements will be 

required. Access will be taken from Brompton Road and 

the Link Road. 

NM5C: 165 dwellings (5.5 ha @ 30 dph) in Phase 3. 

Access will be taken from Stokesley Road, and also 

pedestrian access from Winton Road. 

NM5D: Mixed use development comprising: 400 dwellings 

(11.4 ha @ 35 dph) and 5.8 ha of B1/B2 employment. 

Balancing ponds will be required as part of the drainage 

and flooding alleviation works. Access will be taken from 

the Link Road. 

NM5E: 5.7 ha of B1/B2/B8 employment. Access will be 

taken directly from a new roundabout between the A167 

and the new Link Road. High quality B1 uses are required 

to define this gateway. 

11


Figure 2.1: North Northallerton Development Area (NM5) (from HDC Allocations DPD) 

12


NM5F: North Northallerton Link Road (8m carriageway 

plus cycleway, footpath and bridge over the railway line). 

The cost will be met from developer contributions. 

NM5G: Recreation development. Increased and better 

facilities for local sports clubs. Access will be taken from 

Brompton Road and will also be connected to the footpath 

and cycleway network. This will help to maintain the 

physical separation between Northallerton and Brompton. 

2.13 The DPD also makes the following important points regarding 

development of the North Northallerton site: 

Phase 1 is identified as being up to 2016; Phase 2 is 

identified as 2016-2021; Phase 3 is 2021-2026. 

A requirement for 40% affordable housing is applied to all 

the residential allocations on the site (based on Core 

Policy CP9). 

Flood alleviation measures are required before 

development can commence on any sites in the flood 

plain. This needs to be considered in the context of the 

alleviation measures currently being explored by the 

Environment Agency. 

Developer contributions toward the Link Road, primary 

school places, public open space and improved access to 

local healthcare facilities will be required. 

Opportunities to incorporate sustainable and renewable 

energy generation should be maximised. 

Incorporation of high quality landscaping within each 

development site is required. 

Housing is proposed at a density of at least 30 dph in 

order to reflect the “predominantly urban fringe location”. 

Densities of 35 dph are recommended in some areas in 

order to meet housing requirements and maximise the 

accessibility of services and facilities. 

Northallerton and Thirsk will contribute at least 51% of the 

housing development target for the district for the plan 

period (based on Core Policy CP6). 

The housing requirement has been informed by the 

Housing Market Demand Study (2008). This indicated a 

demand for all types of housing within the Northallerton 

sub-area. It is therefore expected that the development will 

deliver a mix of two, three, four and five bedroom homes. 

2.14 The Development Policies DPD was adopted in February 2008. 

The policies within this document are derived from the Core 

Strategy. They include a large range of development policies. 

Relevant policies from this document will inform the preparation of 

the masterplan and will be reflected in the design guidance to 

direct subsequent detailed design. 

2.15 In July 2003, Northallerton was awarded Renaissance Market 

Town status by Yorkshire Forward as part of their commitment 

to development of the economies in rural areas. The town has 

benefited from the support of town planning, transport, tourism 

and socio-economic expertise. This intensive programme has built 

on the existing Community Plan written by the Northallerton and 

Villages Community Plan Forum with a number of additional 

consultations and research work being undertaken. 

2.16 The Community Plan for Hambleton 2006 to 2011 was adopted 

in 2006. The Plan has been produced by the Hambleton Strategic 

Partnership, which brings together representatives from the 

public, private and voluntary sector. It lists a series of objectives 

for the local community to improve quality of life. 

2.17 HDC have also produced a series of useful SPDs (Supplementary 

Planning Documents) that have been referred to as part of this 

study and will guide development within the NNDA moving 

forward. These include the Sustainable Development SPD and 

the Open Spaces, Sport & Recreation SPD. 

2.18 The North Yorkshire Strategic Housing Market Assessment 

(SHMA) is being prepared by GVA Grimley. This study will 

include primary research to identify housing demand across North 

13


Yorkshire. Results of this survey work and the draft SHMA are 

expected in May 2011. Initial secondary research suggests that 

housing needs have not changed significantly in Hambleton from 

the Hambleton Housing Demand Study, although it identifies 

particular housing needs for older persons and vulnerable adults 

(albeit on a small scale). 

2.19 The North Yorkshire Local Investment Plan 2011-2021 is 

currently in preparation. The Local Investment Plan (LIP) process 

is a means of bringing added value to the delivery of local 

priorities. Individual local authorities can determine whether to 

undertake this process alone or to work with neighbours to 

develop a shared investment plan. The following points within the 

document have particular relevance to the NNDA Masterplan: 

The importance of infrastructure and bridges to facilitate 

growth; 

Five priority objectives: 

1. Enabling the provision of more affordable homes 

2. Maintaining and improving existing housing stock 

3. Delivering Community Renaissance 

4. Improving access to housing services 

5. Reducing homelessness 

The NNDA is identified as the Key Strategic Growth 

Scheme in the Tees and Valley Links sub-area; 

The NNDA is described as an investment priority for 2011- 

2015. It also mentions a new ‘sports village’, green 

accessways, 40% (c.400) affordable homes), and an 

emerging Infrastructure Delivery SPD. 

Design Guidance 

2.20 A significant body of national guidance now exists to aid 

implementation of good quality urban design, as outlined in 

PPS1. This includes ‘By Design’ (DETR/CABE, 2000) and the 

supplementary ‘By Design – Better Places to Live’ 

(DETR/CABE, 2001); the ‘Urban Design Compendium’ (English 

Partnerships & Housing Corporation, 2000) and Urban Design 

Compendium II (2007); and ‘Places, Streets and Movement’ 

(DETR, 1998). All of these documents outline the importance of 

urban design and place-making in our urban areas and provide 

practical advice and best practice examples. 

2.21 Central to the concept of successful placemaking is the need to 

create ‘sustainable communities’. This is expressed in 

‘Sustainable Communities: Building for the Future (ODPM, 

2003) and ‘Creating Successful Neighbourhoods’ (CABE, 

2005). The sustainable communities agenda is about focusing on 

places where people will want to live now and in the future, which 

involves housing and the local environment in addition to 

consideration of employment, shops and services and socioeconomic 

factors. 

2.22 A Conservation Area Appraisal for the Northallerton 

Conservation Area was produced in 2009. Although this 

conservation area is focused on the Town Centre it is useful for 

the masterplan in that it provides a definition of the special 

character and vernacular styles of the town, which should be 

referenced in the North Northallerton area. The Appraisal has now 

been adopted as an SPD (December 2010). It has been studied 

by the masterplanning team and has informed the townscape and 

vernacular analysis in Section 4 of this report. 

2.23 A Sustainable Development SPD was adopted by Hambleton 

DC in 2009. This has been produced to provide supporting 

information and guidance on LDF policies relating to the 

achievement of sustainability in new developments. This 

document has informed the outline sustainability strategy for the 

site (see Section 6). 

2.24 The intention is that the Masterplan Framework will update and 

refine the planning and infrastructure requirements set out in the 

LDF, following further technical and viability testing, design 

development, analysis and consultation. 

14


15


3. Vision & Objectives 

3.1 The Masterplan Framework has been informed by the project brief 

and by the opportunities and constraints that have been identified 

in the baseline report. At the start of the project ATLAS (Advisory 

Team for Large Applications) facilitated a Visioning event for 

stakeholders. This has resulted in a vision and series of project 

objectives for the masterplan. Since then, the vision and 

objectives have been crystallized through a series of Steering 

Group meetings, community and stakeholder consultation and a 

Preferred Masterplan Framework Paper. 

ATLAS Visioning Workshop and Emerging 

Objectives 

3.2 The workshop was held on 1st September 2010, facilitated by the 

ATLAS with officers from Hambleton District Council as well as 

representatives from North Yorkshire County Council, 

Environment Agency, Castlevale Group Ltd, Broadacres Housing 

Association and Taylor Young. Key objectives of the workshop 

were to discuss developing a shared vision and objectives to 

clearly identify the type of place the NNDA will become and how 

this will contribute to wider placemaking and sustainability. 

3.3 After a series of group discussions around themes relating to 

issues and opportunities affecting the NNDA the basis for an 

emerging vision and objectives was agreed. 

3.4 The emerging vision of the NNDA is that the area will be 

developed as a high quality comprehensive mixed use scheme; it 

is the principal Local Development Framework (LDF) allocation for 

Northallerton and is key to building the community to 2026 and 

beyond. The NNDA provides a significant opportunity for quality 

development and place shaping, ensuring the needs of the area 

are well served. 

3.5 Attendees were organised into three theme workshop groups. 

Each group agreed emerging broad objectives for the Masterplan 

Framework, as set out below. 

Theme 1: Sustainability and Design 

Development Objectives: 

1. To manage flood risk of site and sustainable urban 

drainage and integrate this with recreation and leisure 

objectives and enhancement of the Brompton Gap. 

2. To explore potential for ecology/green corridors and 

green roofs to achieve biodiversity and water 

management objectives. 

3. To enhance/increase the quality of sustainable 

transport links to and from existing and new 

communities – include bus links through the new 

development. 

4. To secure quality in design at all spatial scales from 

houses to streets and infrastructure and to ensure 

design is informed by the strong local character. 

5. To develop a sense of place and local distinctiveness 

with distinct character areas, form and pattern 

informed by local character and vernacular. 

6. To create a positive visual and functional definition to 

the new settlement edge, including a variety of 

frontages and backs that accommodates any long 

term post 2026 development. 

16


Theme 2: Transport and Land-use 


8. To encourage strong functional and physical linkages 

between the NNDA and the northern end of High 

Street to support its use and improve trade. 

1. To positively integrate the multi-functional role of the 

’link’ road – as a movement route for vehicles, 

pedestrian and cycle friendly environment, green 

corridor, attractive gateway feature and landmark to 

the town, and location for social interaction. 

2. To develop high quality and attractive foot/cycle links 

to the town centre, neighbouring employment areas 

and surrounding countryside. 

3. To maximise the potential for new bus routes utilising 

the link road to improve public transport to and from 

the site. 

4. To facilitate the early construction of the rail bridge – 

to realise its public transport benefits/potential as 

soon as possible and establish sustainable transport 

patterns amongst new residents (e.g. provide bus 

service to rail station). 

5. To integrate land use mix, density and typologies with 

public transport network, hubs and accessibility to 

create a sustainable land use pattern and reduce the 

need to travel by private car. 

6. To integrate a hierarchy of transport networks and 

facilities with emphasis on creating a pedestrian 

friendly environment through appropriate design 

principles. 

7. To ensure appropriate neighbourhood provision of 

facilities such as retail, food & drink etc to support 

establishment of new community, social interaction, 

provision of everyday facilities and reduce the need to 

travel. 

Theme 3: Delivery and Viability 


1. To provide a comprehensive mix of quality housing 

and allow for flexibility in the delivery of housing 

(phasing, quantum, density) to support viability. 

2. To explore options for wider community benefits from 

the development (e.g. Combined Heat and Power, 

recreational assets, community enterprise). 

3. To explore community ownership / social enterprise 

potential to include residents of Brompton in the 

design, definition of uses and management of 

recreational facilities. 

4. To develop linkages from the site and North Beck to 

wider recreational destinations and activities such as 

the Battle of the Standard, Coast to Coast walk/cycle 

ride etc 

5. To explore opportunities for utilising any required 

flood mitigation measures for recreational/leisure 

uses (e.g. balancing ponds) 

3.6 The workshop then went on to agree issues and tasks to be 

addressed, with responsibilities. This informed the preparation of 

a shared project plan and project management structures. 

17


Vision and Project Matrix 

3.7 The Vision and ‘Project Matrix’ builds upon the work facilitated by 

ATLAS and discussions with the Steering Group. This sets out a 

Vision and a series of themes, objectives and targets which will 

have informed the development of the Masterplan Framework and 

Design Guidance. These are described below and summarised on 

the following Project Matrix (Table 4.1). 

The Vision 

3.8 The ‘Vision’ is a positive projection of the place that is intended to 

be created by the Masterplan. It is provided as an aspiration in 

reaching this goal and a benchmark to assess the final result of 

development. 

“By 2026 North Northallerton will have developed into a 

cluster of attractive sustainable communities 

complementing the existing town of Northallerton and 

its neighbouring villages. High quality community 

facilities serve their residential and working 

communities well. The area is known for its ‘green 

heart’, excellent parks, recreation facilities and nature 

areas.” 

Project Objectives 

3.9 The Project Objectives for the Masterplan Framework are set out 

below. These represent a development of the emerging principles 

agreed at the ATLAS workshop, which have been discussed and 

agreed with the Project Steering Group. These ten objectives 

clearly set out the aims of the Masterplan Framework. 

3.10 Project Objectives 

1. To provide a comprehensive mix of housing type and tenure to 

meet a wide range of housing needs and requirements (e.g. 

vulnerable adults, older persons housing), including a target of 

40% affordable housing. 

2. To ensure appropriate provision of community facilities to 

support the existing and new population and ensure sustainable 

integration of the NNDA. 

3. To enhance existing sports and leisure infrastructure and 

deliver new recreational development, including the creation of a 

sports village hub to serve the needs of the local community and a 

wide range of users. 

4. To provide a mix of high quality development to meet local 

needs and commercial demand, including a gateway on the 

Darlington Road approach to town. 

5. To create a multi-functional green infrastructure network 

throughout the site and beyond, which provides for sustainability, 

recreational, biodiversity, water management and movement 

opportunities. 

6. To incorporate on-site renewable energy generation where 

appropriate to help meet the Council’s and 

community’ssustainability aspirations and principles 

7. To ensure a high standard of design quality throughout the 

development that creates a sustainable and locally distinctive 

place. 

8. To explore community ownership/social enterprise potential to 

include residents in the design, and management of recreational 

and community facilities. 

18


9. To create a sustainable transport network throughout the site 

including a well designed primary route (link road) that creates a 

high quality, safe and pedestrian friendly environment. 

10. To ensure that the development, implementation and management 

of the NNDA includes the active participation and involvement 

of the community and key stakeholders to deliver the shared vision 

and objectives. 

Design Themes 

3.11 The four Design Themes are the key concepts, distilled from the 

vision, that underpin the place that is being created. They provide 

an essential steer through the masterplanning and delivery 

processes and are used as organising principles for the design 

guidance. 

Design Themes 

Quality place making and design 

Environmentally sensitive 

Well served and run communities 

Sustainably well connected 

3.12 Within each theme there are a series of 3-4 design guidance 

principles (see Section 7). These principles will shape and instruct 

development in order for it to be truly representative of these 

themes and to deliver the Vision. These principles are listed on 

Table 4.1. 

Targets and Standards 

3.13 There are a number of external standards and measurable targets 

that can be applied to the Masterplan. These allow the vision and 

objectives to be calibrated in a more tangible, comparable and 

easily-understood form. The appropriate standards for 

development within the NNDA have been fully considered and are 

set out below, organised under the Design Themes. These are 

derived from the aspirations expressed in the Vision and Project 

Objectives and are fully integrated with the design guidance 

principles, which provide more detailed guidance to support these 

targets and standards. 

3.14 Quality place making and design 

Building for Life Silver+ 

3.15 Environmentally sensitive: 

CSH 4+ 

BREEAM Excellent+ 

BREEAM Communities 

3.16 Well served communities 

25-35 dwellings per hectare; 40% affordable 

Provision of range of local services within walkable access 

3.17 Sustainably well connected 

30mph max link / access road (subject to modelling) 

Residents within 400m of a bus stop 

3.18 The project matrix is included on the following page. 

19


Table 3.1: Project Matrix 

20


21


4. Issues & Opportunities 

4.1 This section highlights the key findings of our baseline analysis, 

identifying the key opportunities and constraints affecting the 

North Northallerton Development Area. These have informed the 

vision and objectives, as set out in Section 3. For full details of the 

baseline analysis please refer to the Baseline Report. 

Understanding the Place – Key Issues 

Landscape Character 

4.2 In terms of mitigating views to new development across the north 

of Northallerton the Landscape and Settlement Character 

Assessment (Dec 2008) is prescriptive, recommending general 

mitigation measures including, breaking up massing, using 

buildings of different shapes and sizes, along with internal tree 

and hedge planting. It also proposes that native tree and shrub 

planting can be used along sensitive boundaries. The nature and 

proximity to development of relevant planting is discussed in the 

mitigation for each of these typologies. 

4.3 Within and to the north of the site are, broadly, large open fields. 

There are some significant structural landscape elements. As 

described above, the landscape character of the area includes 

some significant structural landscape elements, including North 

Beck and its associated woodland areas. 

4.4 Field and road boundaries are generally hedges; however some 

of the field boundaries are thin and patchy. There are some rows 

of individual trees within these hedgerows and in places beside 

the road there are some short belts of woodland planting. 

4.5 There is also some scrub and light tree planting associated to the 

railway through the site. 

4.6 The flood zones within the site are reasonably wide and largely 

follow the alignment of the Beck. This constraint is covered in 

more depth elsewhere in the baseline analysis (see the Baseline 

Report). 

4.7 Very little work has been undertaken in terms of understanding 

the ecology across the site; the most relevant documents are the 

Habitat Regulations Screening Report, LDF designations and the 

Hambleton Biodiversity Action Plan (HBAP). These reports show 

that there are no designated wildlife sites within the site and 

development would have no impact on regional Natura 2000 or 

RAMSAR sites. The HBAP gives more general advice on the 

various habitats and tackles wildlife conservation issues. Habitat 

classification work has shown that the habitats that are of highest 

value for wildlife are scarce in the District. 

4.8 The Wildlife Audit Steering group formed for the HBAP was 

tasked with preparing a wildlife audit and was seeking to put this 

information on GIS; however this does not seem to be available 

for the site at present. 

4.9 Discussion with the County Council’s ecology unit has underlined 

the following as elements which should be promoted in the 

masterplan: 

Wetlands 

Woodland 

Species rich grassland (protect existing within the verges) 

Wet grasslands 

4.10 They are also keen to underline the importance of a joined up 

ecology framework underpinned by a network of wildlife 

corridors. 

4.11 It is also worth noting the existence of the Green Infrastructure 

and the Regional Spatial Strategy for Yorkshire and the Humber: 

developing the evidence base. Yorkshire and Humber Assembly, 

11th June 2008. This document is a regional strategic document 

22


Figure 4.1: Key Views and Contours 

23


and does not give guidance on the infrastructure specifically 

around Northallerton. Note should be taken of the typologies in the 

Green Infrastructure report. 

4.12 Key landscape Issues include: 

The Open Spaces, Sport & Recreation SPD suggests the 

need for around 10 ha of open space split under various 

typologies for the new development, of which around 5Ha 

is for sports (excludes wider catchment). 

8 ha suggested in the Allocations DPD cannot be formed 

in a single area as shown. It needs to account for 

placemaking, retained features, accessibility and 

appropriate locations, more open space may be required 

to meet these objectives. 

Appropriate uses for areas of undevelopable flood zone 

need to be found, recreation facilities in the flood zone 

may not be acceptable. 

Landscape features such as the woodland and the 

hedgerows should be retained where possible. 

Wildlife corridors particularly those along the railway and 

the Beck need to be protected and where appropriate 

enhanced. 

The Environmental Assessment may require a 

maintenance strip of 8m from the top of the bank of the 

Beck. 

Hard ‘green’ wooded edge to development is not suitable. 

The brief suggests that the recreation facilities outlined for 

the masterplan will be funded by both developer 

contributions and other funding opportunities - this will be 

a challenge in the current economic climate. 

Settlement Form - Townscape and Local Vernacular 

4.13 Given the isolated nature of development around the town centre 

and the lack of cohesive townscape in many of the residential 

areas it will be difficult to tie new development into the existing. 

4.14 The coalescence of Romanby into Northallerton could provide a 

starting concept. It may be appropriate to generate a 

contemporary village core based on the model from the local 

historic villages, stitching a higher density development here back 

into the town with sensitively designed new development. 

4.15 One of the lessons to be learnt though is that this development 

should not create an inward facing and poorly connected layout. 

Linking routes across the scheme should ensure that the area is 

permeable. 

4.16 Though the development falls within a largely rural setting it is 

important to understand the prevalent form and evolution of the 

existing townscape and local vernacular, to enable new 

development to respond positively to the built context. 

Townscape studies have been undertaken in the baseline 

analysis, looking at Northallerton, Brompton and Romanby. 

4.17 Recommendations from contextual analysis: 

Village green to the core of development, usually 

bookended by a cross road and significant village buildings 

to one end, the vista at the other closed with attractive 

detached buildings. 

Tight knit urban form around the green and the village 

centre with some farmstead type of arrangement of 

buildings to the rear. 

Narrow carriageways, foot paths associated to the property 

not the open space. 

24


Formal open space can form the setting for becks and 

streams cutting through the development. 

Modest buildings emphasising symmetry and rhythm. 

Materials as outlined in the Northallerton Conversation Area 

Appraisal. 

4.18 Key townscape issues include: 

The railway and beck form a barrier cutting the site in half. 

Links into the town could prove difficult to establish - the 

existing edge of the town is formed by inward looking and 

poorly connected development. 

New development alongside the existing business/industrial 

park will have to be sensitive to the adjacent uses. 

Brompton: houses face onto linear open space 

The edge of the development will be visible from the north of 

the site, the massing of built form and combination of 

landscape treatments will have to be sound. 

The new link/access road will have to be carefully integrated 

into the townscape to ensure that it has a positive impact on 

the character of the settlement. 

Brompton: organic street form 

25


Figure 4.2: Settlement Form 

26


Figure 4.3: Village Studies 

27


28


4.19 Transport 

4.20 Flood Risk 

The access/link road is the key constraint to achieving 

successful movement patterns to and within the site. 

Phasing of the link/access road – this needs to be in 

place early on to prevent the Darlington Road/Yafforth 

Road junction becoming over capacity. 

The link/access road requires a structure over the 

railway line and Brompton Beck. Network Rail and 

Environment Agency requirements will need to be 

fulfilled. 

Public transport provision is currently poor for the 

western side of the site. If the access road is not 

completed at opening of the first parts of the 

development area an interim improvement to services 

and infrastructure along Darlington Road is required. 

Position of the access junction into the site from 

Darlington Road is fixed from the designed link road 

options as there is little land either side to relocate the 

proposed position. The use of a roundabout would also 

appear to be the most suitable means of highlighting the 

change of speed limit at this point. 

The extent of the flood plain for a 1:100yr and below 

event, associated with the Brompton Beck and its 

tributaries, renders large areas unsuitable for 

development. 

The flood alleviation works to the north of Brompton may 

have an effect on the developable area. 

NM5A slopes west away from the Brompton Beck. 

The general slope of the land towards the water courses 

is extremely shallow. 

Standing surface water seems to be prevalent within the 

site boundary. 

The current agreed surface water run-off rate appears 

quite restrictive 

Flood risk has been addressed by natural solutions locally to the site 

(new employment development at the eastern end of Thurston Road). 

4.21 Energy and Utilities 

There is insufficient sewage treatment and network 

capacity to support the whole development. 

There is insufficient electricity network capacity (at 11kV) 

to support the whole site. 

There is a foul pumping station at the site boundary 

requiring a 15m environmental health buffer. 

There is a foul water rising main within the site - can be 

diverted at cost. 

29


There are overhead 11kV electricity lines within the site 

– can be diverted at cost. 

4.22 Property Market 

4.23 Delivery & Risks 

The residential property market remains weak following 

the economic recession, although there are signs of 

recovery. However, property prices remain below the 

2007 peak and mortgage lending remains low. 

The Commercial property market also remains weak, 

without the signs of recovery in the residential market. A 

significant quantity of new build office and industrial 

property remains vacant. 

Whilst borrowing costs remain low, access to mortgage 

finance is tough, with stringent mortgage terms being 

enforced by the banks. 

The highway and placemaking functions of the 

access/link road will need to be reconciled. 

The site is in multiple ownerships, with limited 

collaboration between landowners. 

Delivery of the site requires a new bridge over the 

Northallerton to Middlesbrough railway. 

Development viability remains weak due to low property 

prices and costs associated with physical and 

community infrastructure. 

Gently rolling hills create strong landscape character 

Opportunities 

4.24 Landscape 

Landscape is used to define a strong character for the 

development weaving elements of the landscape into the 

placemaking objectives. 

The rural landscape character can be preserved within 

the Brompton Gap. 

Mitigate views to the development, using the precedence 

of some of the existing linear landscape elements. 

Existing hedgerows and woodland planting retained to 

settle new development in the landscape and create 

wildlife corridors. 

Create a well connected network of wildlife corridors 

30


using existing features. 

A new sustainable urban drainage system (SUDS) 

should be considered; new development should not put 

further pressure on the amount of surface water draining 

to North Beck. 

Create a new recreation hub close to the council offices, 

providing a high quality and central facility for the whole 

area. 

close to the existing Esso/Co-op could be explored 

(outside the red line). 

Design principles developed from the evolution of 

existing local villages could help to inform design of an 

attractive hub within the development. 

The character of streets such as South Parade and 

hedge-lined country lanes could help define a character 

for the new access/link road. 

Linking routes across the scheme should ensure that the 

area is permeable. 

Connections into the town centre should be promoted 

and pick out good existing links e.g. Northallerton Road. 

The use of the local vernacular should be considered. 

4.26 Community Infrastructure 

The masterplan provides the opportunity to address a 

spatial under-provision in accessible community 

infrastructure in the northern part of the town. This could 

be by way of one or two community hubs and a primary 

school, which would serve the new residents and 

adjacent existing neighbourhoods. 

Romanby: townscape form 

4.25 Townscape 

The surviving village character of Romanby – including 

the village green - within the wider Northallerton 

settlement could form an interesting concept for 

townscape character. 

Opportunities to reinforce the existing hub at the 

intersection of Northallerton Road and Stokesley Road 

4.27 Transport 

New access/link road provides the opportunity to 

connect areas within Northallerton rather than act as a 

local barrier. 

Close proximity to town centre allows for cycling and 

walking trips to be made. There is the basis of a good 

existing network for these users, with the link/access 

road corridor providing a ‘missing link’ between the west 

and east of North Northallerton. 

31


New link/ site access road provides the chance to 

improve transport for all modes in to the North of the 

centre of the town. It is a new road but as part of the 

development area public transport, walking and cycling 

provisions can be greatly enhanced. 

Opportunity to enhance existing public transport services 

and infrastructure through the creation of the new link/ 

access road. 

New link/access road will allow the currently fragmented 

west and east sides (through the railway and Brompton 

Beck) of the NNDA to be joined up. 

The area can provide a transport gateway to the town 

centre along the existing radial routes into Northallerton. 

The positioning and design of new junctions into NNDA 

will help to manage traffic speeds. 

Area wide workplace travel planning measures could be 

undertaken which would benefit new developments and 

the existing employment premises situated close to the 

area. 

4.28 Flood Risk 

4.29 Energy and Utilities 

The site is unconstrained by any existing buildings or 

drainage infrastructure. 

The site slopes along its length rather than width 

allowing more credible surface water collection methods. 

The Brompton Beck and tributaries can be turned into an 

attractive feature of the site and integrated into the 

landscaping. 

The majority of the site does slope towards the natural 

water course and there are no apparent hollows or 

depressions. 

1.24 Ha of water storage, distributed across the site, is 

required for flood attenuation. 

Opportunity to explore local solid waste and local waste 

heat providers to understand technically and 

economically viable opportunities for community heating 

provision. 

Potential to explore whether parts of the local community 

could transfer to a low-carbon energy supply and 

become the anchor load within a new community energy 

company. 

Community buildings could be developed to maximise 

any revenue from Feed in Tariffs and other renewable 

energy subsidies where economically and technically 

viable. 

Northallerton Road: links to Brompton are important. 

32


4.30 Property Market 

The site provides a significant supply of land for housing 

and employment, with multiple accesses. 

The site relates well to existing employment in 

Northallerton and the town centre. 

Northallerton is the main service centre for the district 

and the wider area. It includes a wide range of services, 

facilities and employment opportunities and is well 

connected by road and rail. 

Northallerton is a compact centre with a good range of 

national multiple and independent retailers. 

The residential market benefits from high levels of home 

ownership and house prices above average for North 

Yorkshire. 

Part of the development site 

4.31 Delivery & Risks 

The NNDA is a large Greenfield site, allocated for mixed 

use development including housing, employment and 

ancillary uses. 

Hambleton District Council and the Homes and 

Communities Agency are committed to enabling delivery 

of the site. 

Borrowing costs remain low. 

Initial financial appraisals highlight the overall viability of 

the NNDA. 

33


Figure 4.4: Preliminary Constraints 

34


Figure 4.5: Opportunities Plan 

35


5. Design Evolution 

Design Evolution 

The design process has evolved through the previous baseline 

and preferred options stages with the following influences: 

Allocations DPD – the document produced by Hambleton DC 

and subsequently adopted establishes the broad site, land-use 

mix and key policy parameters. 

Visioning Event – at this event, facilitated by ATLAS, a Vision 

and ‘10 Objectives’ provided placemaking and sustainability 

inspiration. 

Landscape assessment – we then developed a landscape 

framework including recreation land, SUDs and countryside 

edge treatment to ensure a sensitive fit with the landscape. 

Constraints mapping – this mapped known key constraints 

(such as flood risk) and clarified developable areas. 

Transport assessment – The Manual for Streets 2 and 

transport modelling contexts helped to develop the design 

concept for the east-west route. 

Consultation – consultation with stakeholders and residents 

allowed us to develop the countryside edge, open space and 

movement elements. 

Developer testing and financial appraisal – the emerging 

masterplan was tested to confirm broad commerciality 

Preferred Masterplan Framework assessment – this 

confirmed the masterplan approach and gained consensus 

around a Preferred Masterplan (see the Preferred Masterplan 

Paper). 

Refinement and detail – finally the Preferred Masterplan was 

fine-tuned with the Steering Group. Further layers of detail were 

added (such as the movement hierarchy, open space 

framework, character areas and phasing plans). 

5.1 This section explains how the design of the Masterplan 

Framework has evolved during the masterplanning process to 

achieve the form described in the following section of this report. 

It explains how this has been achieved collaboratively, with the 

Steering Group, key stakeholders and local community 

influencing the design progression work of the consultant team. 

Masterplanning Process 

36


Requirements 

5.2 The requirements for the North Northallerton Development Area 

(NNDA) have been explained in Section 3. These requirements 

were first developed by the client group and presented in the 

project brief to the consultant team. They were then refined 

collectively by key stakeholders at the ATLAS Visioning 

Workshop. A clear vision and series of objectives were then 

agreed by the client team and consultant team. 

5.3 Full details of these requirements are explained in Section 3 but 

principally these included the need to deliver a quantum of new 

housing numbers and employment space, acting as a 

sustainable extension to Northallerton. There was also the need 

to deliver open space and recreation facilities, both to serve the 

new residents and to address the needs of the town as a whole. 

The new development must also sit comfortably in the 

surrounding landscape and within the established settlement 

form, i.e. preserving the integrity of the separate village of 

Brompton. 

5.4 The requirements were also refined, and to some degree 

expanded, during the study. For example, discussions with 

the Local Education Authority allowed us to understand the local 

complexities in determining how to deal with the increased need 

for primary school places. This allowed for an indicative location 

for a school to be included in the masterplan, should it be 

determined that this is the best way to deal with the increased 

need. 

Allocations DPD 

5.5 The spatial form of the requirements were first expressed in the 

form of the land-use plan in the Allocations DPD. This was 

prepared by Hambleton DC in a process that involved significant 

public consultation, and has subsequently become adopted. 

This plan (see Figure 2.1 in Section 2) is a land-use plan, with 

five large single-use land-use areas (for residential, employment 

and open space uses) and a suggested broad alignment for the 

new east-west route. These land-use areas were allocated 

broad housing densities to provide an approximate indication of 

housing numbers. The Allocations DPD established the principle 

of these uses in planning policy terms. 

5.6 Whilst the broad land-use principles within the DPD remain 

valid, a detailed masterplanning exercise was needed to: 

Benefit from a greater understanding of the landscape 

and townscape contexts to aid integration with 

Northallerton and foster greater sense of place. 

Understand site constraints and opportunities – i.e. flood 

risk, utilities, ecology and topography. These factors 

mean that not all the development areas indicated in the 

DPD plan can be developed and also influence the form 

of development. 

Provide a finer grain mix of uses to support sustainability 

objectives. 

Reduce the impact of the east-west road, especially on 

the northern countryside edge, and incorporating value 

savings and functional requirements of the road from 

both transport engineering and placemaking 

perspectives. 

Create a useable network of accessible open spaces 

across the site. 

Consider access to local shops, services and public 

transport hubs across the NNDA. 

Provide a more realistic estimate of housing numbers 

across the site, allowing for on-site constraints, the ability 

to vary densities within sites (to aid placemaking, 

sustainability and landscape integration) and 

consideration of block form. 

37


Baseline Analysis 

5.7 The early stages of the masterplanning process involved the 

consultant team gaining a detailed understanding of site 

opportunities and constraints, and of the landscape and 

townscape contexts, in order to address the points listed above. 

The key points from this exercise have been summarised in 

Section 4 of this report and are described in full in the Baseline 

Report. This stage involved workshops with key stakeholders 

and discussions with the client group. 

5.8 In addition to this greater understanding of place the consultant 

team added expertise in three crucial areas: 

Urban Design – understanding how to create successful 

and sustainable places. 

Viability and Deliverability – ensuring that the masterplan 

would be deliverable by the private sector whilst still 

delivering the quality and wider objectives required, 

within a reasonable timescale. Without this thinking the 

masterplan would fail. 

Transport and Environment Engineering – ensuring that 

the masterplan proposals were deliverable, efficient and 

represented the optimum solution to technical issues. 

Maximising Viability – an approach that maximises 

viability whilst being aware of constraints. 

Single Centre Garden Suburban – A garden village 

style extension to Northallerton that expands the town 

around a single centre in a low-density suburban manner 

without developing new higher density hubs. 

5.10 Sustainable Communities in the Landscape (I) – An 

approach that follows best practice by creating neighbourhoods 

based around community hubs, integrating with the surrounding 

landscape. 

5.11 Following feedback from the Steering Group and key 

stakeholders the Sustainable Communities in the Landscape (I) 

was then further developed as Sustainable Communities in 

the Landscape (II) to represent the preferred concept. 

Concept Evolution 

5.9 At the end of the Baseline stage the team developed the 

strategic design concept through stages. A series of simple 

conceptual masterplan sketches (see the Preferred Option 

Paper) were developed by Taylor Young and discussed with the 

Steering Group and key stakeholders. These used a range of 

masterplanning influences: 

Zoning – allocating different sub-areas to different landuses 

(as in the Allocations DPD). 

Preferred Masterplan Framework Development 

5.12 The baseline analysis and consultant thinking resulted in a 

number of key factors that refined the masterplan from the form 

38


illustrated in the DPD. These key factors and changes are 

summarised below. 

Flood risk was a significant issue. This meant that a 

large part of site NM5A (all proposed for residential 

development in the DPD) could not be developed and 

also that significant parts of other development sites 

were needed for water attenuation, significantly reducing 

the development area. 

The decision was taken to relocate the east-west route 

further south. This would reduce its visual impact on the 

open countryside in the Brompton Gap, especially when 

seen from residents to the north. Locating the road at the 

point where the Brompton Beck and railway line were 

located closer to each other would also result in a 

shorter bridge span being required, thereby saving costs. 

A short span solution was preferred because the beck 

cannot be culverted. 

The alignment of the east-west route was also made 

more circuitous as it passed through the residential area. 

This was a deliberate attempt to reduce vehicle speeds, 

reduce severance and improve placemaking and 

residential amenity. This thinking is in line with the 

guidance in Manual for Streets 2. 

Whilst the southern part of the Brompton Gap area (site 

NM5G) remains the focus for open space recreation 

facilities there was a need to distribute smaller open 

spaces within an open space framework across the 

NNDA, to provide for local accessibility, improved 

placemaking and to address flood risk issues. 

It was considered, following a review of social 

infrastructure, that there was a need to address 

anticipated spatial shortfalls in the NNDA by providing 

two ‘community hubs’ for local shops and services. 

These would be for local needs only and would not 

challenge the primacy of Northallerton Town Centre, to 

which strong links were also proposed. 

The northern edge of the development from the 

Allocations DPD , has been re-considered in order to 

allow for better integration with the surrounding 

landscape, for example by following contours and field 

boundaries. This has also allowed for the shortfall in 

housing numbers, resulting from the undevelopable 

areas due to flood risk, being partially addressed in order 

to maintain the housing numbers set out in the 

requirements and in the DPD. 

The viability advice provided by the consultant team also 

challenged the extent of employment land included 

within the Allocations DPD. This appeared somewhat 

larger than the expected level of demand, especially in 

the current economic circumstances, for the projected 

masterplan period. Altering the balance between 

employment and residential also allowed for the shortfall 

in housing numbers resulting from other factors to be 

addressed. There still remains a significant extent of 

employment provision in the masterplan. The designers 

also planned the interface between the two uses in 

greater detail, allowing for better residential amenity after 

considering integration with Standard Way employment 

park and the position of existing heavy manufacturing 

uses. 

5.13 All of the above changes were discussed and agreed with the 

Steering Group and a Preferred Masterplan Framework was 

produced. This plan incorporated all the above changes and 

provided an indicative block layout for residential and 

employment uses, a recommended alignment for the east-west 

route and an open space framework. This Preferred Masterplan 

Framework included three ‘inset variations’ for both the northern 

‘countryside edge’ and the ‘central greenspace’ (i.e. the 

Brompton Gap). These insets plans explored different 

approaches to the issues described above in these areas. 

5.14 The Preferred Masterplan Framework was thoroughly tested by 

the consultant team. This included an assessment against the 

ten project objectives, a viability and deliverability assessment 

39


and a transport assessment. This stage also included a 

community consultation exercise. These assessments are 

explained in detail in the Preferred Masterplan Framework 

Paper. 

Community Consultation 

5.15 The consultation process included a drop-in day at The Forum 

on 22 November 2010 and a public meeting on the same day. A 

public exhibition was produced to explain the emerging 

Preferred Masterplan and to seek comments. This was left on 

display at the Council offices, and online, with facility to leave 

comments for the following three weeks. 

5.16 The outcome of this exercise was broad support for the 

emerging masterplan, with preferences expressed for individual 

inset variations for the countryside edge and central 

greenspace. Comments were also made about detailed 

masterplanning points (for example linkages between the 

Stokesley View character area (NM5C) and the adjacent 

neighbourhood to the south). 

5.17 Comments were also made about detailed masterplanning 

points . The table below describes the principal comments 

arising from the consultation exercise and the resulting 

amendments that were made to the masterplan. 

Route and role of the eastwest 

route needs to be 

clarified and explained. 

Safe linkage for pedestrians 

(especially school children) 

and cyclists between 

Brompton and Northallerton is 

a key concern. 

The visual impact of the new 

road bridge must be 

ameliorated. 

The favoured inset variation 

for the countryside edge is a 

mix of variations 1 and 2, 

maximising greenspace but 

allowing for some social and 

community infrastructure in 

this area. 

The Draft Masterplan Report 

provides further explanation 

with cross-sections and 

examples. The route was 

further considered and 

discussed, 

The need for a safe route 

alongside Northallerton Road 

has been empahasised in the 

Movement Framework and 

design guidance. 

Landscape guidance and 

indicative sketches to address 

these are now provided. 

This was used as the basis for 

the Draft Masterplan 

Framework. 

Table 5.1: Consultation exercise - comments and responses 

Consultation Comment 

Need to achieve housing 

numbers. 

Masterplan Response 

Sensitive extensions to the 

countryside edge, and a 

reduced proportion of 

employment, now allows 

housing numbers to be broadly 

achieved. 

Landscaping in the Brompton 

Gap needs to be carefully 

managed, with integration of 

formal and informal recreation 

incorporating footpaths (with 

consideration given to the 

over 55s). 

The contour-led inset variation 

(variation 2) is preferred for 

This has informed the Open 

Space & Landscape 

Framework and the associated 

design guidance. 

This variation has been used 

for the Draft Masterplan 

40


the northern countryside edge. 

The number of additional 

dwellings this provides for 

should be defined. 

Framework. It provides for 

around 85 additional units, 

Table 5.2: Northallerton Area Forum - comments and 

responses 

Consultation Comment 

Masterplan Response 

There should be no vehicle 

link between Winton Road and 

Mowbray Road (in DPD area 

NM5C), only pedestrian and 

cycle links. 

Potential locations for public 

art. 

This link is now pedestrian and 

cycle only in the masterplan. 

Design guidance point B2 

makes recommendation 

regarding the siting of public 

art. 

5.18 The assessments undertaken by the consultant team, and 

discussed and agreed with the Steering Group, also provided a 

robust testing and support of the Preferred Masterplan 

Framework. Comments were also provided from key 

stakeholders on the emerging masterplan and these influenced 

subsequent design development. 

5.19 The emerging Preferred Masterplan was also tabled at a 

meeting of the Northallerton Area Forum on 1 st February 2011. 

This resulted in the following comments and responses. 

Road issues: design speed 

and alignment; traffic and 

noise levels; access to 

industrial estate; landscaping. 

Flooding issues: concern with 

the potential position of the 

new school. 

EA engagement: query over 

whether the EA (Environment 

Agency) were specifically 

engaged by the consultants. 

Extensions to the LDF 

allocation 

boundary 

(specifically land parcel NM5c) 

and the additional housing 

proposed. 

A traffic model was 

commissioned to test the road 

design. Noise reduction and 

landscaping is addressed in 

masterplan amendments. 

Ultimately a dual solution was 

reached – providing a 

separate access to the 

industrial estate. 

It is confirmed that this location 

is outside of the EA flood 

zone. 

Confirmation that WYG did 

interview the EA and that the 

EA also attended workshops 

and meetings during the study. 

A further meeting was held 

with the EA - who confirmed 

that areas of flooding concern 

could be resolved by improved 

surface water drainage in the 

development). 

Confirmation that the 

extension represented 3.08 Ha 

and approximately 48 

dwellings, although total 

numbers still did not exceed 

the Allocations DPD total. 

Further Forum consultation. The masterplan was also 

41


discussed at the Forum 

meeting 23 rd March. 

5.20 Representatives present at the 1 st February 2011 Northallerton 

Area Forum included the Clerk of Brompton Town Council who 

issued the following statement after that meeting: 

“Brompton Council were extremely pleased to learn tonight of 

the way forward that Hambleton District Council is intending to 

move with the North Northallerton development in the months 

and years to come. 

The Council hopes that what was seen at the recent meeting of 

the Forum will not be too much different to the final report from 

the Consultants. 

In particular the Council is very supportive of the new location of 

the access/link road and considers that this location is far 

preferable to what was initially being considered. 

Also the plans as envisaged now appear to acknowledge a 

proper green demarcation between the development and the 

Parish of Brompton rather than some more minor separation 

perhaps by a row of trees or similar boundary. 

The Council understands that much of the work that has been 

undertaken up to now has been carried out by officers of the 

District Council and Brompton Town Council wishes to 

acknowledge the vision that the officers have sought to achieve 

in their plans to date. 

Brompton Council very much hopes that the development, future 

economic circumstances etc permitting, will move forward very 

much as is currently envisaged.” 

Paul Atkin, Clerk to Brompton Town Council 

Draft Masterplan Framework 

5.21 A Draft Masterplan Framework was then prepared. This 

incorporated the inset variation preferences described above 

and other comments received during consultation and from the 

Steering Group. This new framework also resulted from 

additional design development by the consultant team. A 

number of minor changes were made to the Preferred 

Masterplan Framework, whilst maintaining the overall form that 

had been assessed. These changes are described below. 

Inset variation 1 (maximising pitches and greenspace) 

was used for the central greenspace and variation 2 

(contour-led) was used for the countryside edge. Both of 

these followed preferences expressed during community 

consultation and the preferred direction of the Steering 

Group. 

The block form in the western employment area (Site 

NM5E) has been amended to provide better movement 

and legibility and to provide for slightly more employment 

development. Small open spaces were removed here as 

it was felt that they were not needed in the context of the 

wider open space framework. 

The alignment of the east-west route has been made 

slightly less circuitous following discussions with the 

highways authority. This has led to amendments to 

surrounding block shapes. 

The interface between the employment area and the 

new housing to the north has been improved, with a 

frontage of housing now facing the road from the south. 

Block form in the Stokesley View character area 

(NM5C) has been slightly amended to provide a better 

gateway to the NNDA and to ensure that linkage to 

Mowbray Road (east of Stokesley Road) is for 

pedestrians and cyclists only, following consultation with 

local residents. 

42


5.22 This amended version of the Masterplan was presented at the 

end of the Preferred Masterplan Framework and, with only very 

minor amendment (the removal of one open space in NM5E) 

this was the masterplan described in the Draft Masterplan 

Framework report. This document was concerned primarily with 

the development of a series of supporting frameworks (i.e. open 

space, movement, character areas) and the preparation of 

design guidance, now that the masterplan has been agreed. 

Option 1: Link Road – Site Allocation 

East-West Route 

5.23 In order to respond to issues and comments regarding the eastwest 

route a number of options were prepared and assessed by 

the consultant team. These are summarised below alongside 

the relative pros/cons of each. 

5.24 Pros: 

• Ease of access for vehicles 

• Strong traffic relief function 

• Strong gateway opportunity 

• Conforms to Allocations DPD 

5.25 Cons: 

• Segregation of communities & facilities 

• Doesn’t support local character/place-making 

• Poor fit with Manual for Streets 

• Costly bridging point 

43


Option 2: Manual for Streets led 

Option 3a: Southerly Fork 

5.26 Pros: 

• Pedestrian friendly environment 

• Strong fit with Manual for Streets 

• Cost effective bridging point 

• Well integrated communities & facilities 

• Supports local character/place-making 


• Local centre maximises passing trade 

5.27 Cons: 

• Less strong traffic relief function 

• This option is not supported by the County Highways Authority. 

5.28 Pros: 

• Ease of access for vehicles 

• Adequate traffic relief function 


5.29 Cons: 

• Split gateway/weak legibility 

• Weaker local centre function 

• Segregation of communities & employment 

• Additional costs 

44


Option 3b: Centre/Access Balance 

5.32 It was decided by the consultant team and client group that 

Option 3b (Centre/Access Balance) was the most favourable 

solution. Hambleton DC endorsed the decision to progress the 

Masterplan Framework on this basis. Taylor Young have 

consequently amended the framework to incorporate these 

changes and this is the version that now appears in the Final 

Report. 

Final Masterplan Framework 

5.30 Pros: 


• Adequate traffic relief function 

• Supports local character/ place-making 


• Local centre location maximises passing trade 

5.31 Cons: 

• Degree of segregation of communities and facilities 

• Additional effort needed to ensure place-making on southern 

route. 

5.33 The Masterplan Framework was developed further with 

substantive changes to the layout and street hierarchy to reflect 

ongoing concerns over strategic connectivity and the east-west 

route through the heart of the development. 

5.34 The main concern was that the sinuous and tightly meandering 

street designed as part of the draft masterplan would prove suboptimal 

in terms of traffic movements at the town wide level. In 

simple terms the traffic modeling showed that the street as 

designed would not offer sufficient relief to the town from traffic. 

5.35 It was always the intention to balance the function of the eastwest 

link and to create a pedestrian friendly environment where 

traffic was calmed and where through movement of vehicles 

occurred but at slow speeds and priority given to pedestrians 

and cyclists. The balance in the draft masterplan has been 

challenged and the agreed way forward is to create a street 

which offers greater efficiency in terms of traffic movements 

east-west. In reponse (as outlined in Option 3b above) the eastwest 

route is now oriented further south in the western part of 

the NNDA, providing more direct access to the adjacent 

industrial park and new employment uses to the south and west. 

This has been a clear message from the project steering group 

and accordingly the layout has been redesigned. The street 

hierarchy has been updated to include the new more direct link 

road – 30pmh as opposed to 20mph – which can be designed 

as a formal avenue or boulevard. 

45


5.36 This does not mean the abandonment of the ‘Manual for 

Streets’ (MfS) ethos which underpinned the residential layout. 

The Option 3b approach allows the former alignment of the 

east-west route to the north to act as a downgraded local 

residential access which will better facilitate placemaking in the 

heart of the new neighbourhood. The MfS approach has been 

applied to all residential streets outside the principal east-west 

link (including this parallel northern route) and so this remains 

identifiable within the Masterplan. 

5.37 Importantly the east-west route retains its broad alignment and 

connects with Darlington Road at the local centre which remains 

in the same location as the draft masterplan. As options were 

assessed to agree a sensible redesign of the east-west link, the 

potential for the local centre (which requires co-location with the 

east-west route in order to maximise passing trade) to change 

location was discussed. None of the potential relocation areas 

proved satisfactory and it quickly became apparent that the 

optimum location for the centre was that shown in the draft 

masterplan. 

5.38 The final arrangement of east-west route and local centre 

creates the best design response to the constraints, best 

practice and client feedback to provide a pragmatic and 

practical layout which can meet the needs of wide-ranging 

stakeholders, whilst also providing the basis for a successful 

development. 

46


47


6. Masterplan Framework 

6.1 The Masterplan Framework is the key element of this report. It 

sets out the form of development that is proposed for the North 

Northallerton Development Area (NNDA). This is then amplified 

in further detail by the design guidance in Section 7. 

6.2 The Masterplan Framework exists as a series of ‘layers’, each 

covering different aspects of the masterplan. All of these layers 

are fully integrated with each other and collectively represent 

the Masterplan Framework. 

6.3 The Masterplan Framework is therefore comprised of the 

following complementary frameworks: 

Land-use Framework 

Movement Framework 

Open Space and Landscape Framework 

6.4 These spatial frameworks are complemented with the following 

supporting elements, which are also included within this section: 

Sustainability Strategy – the establishment of 

sustainability principles for the site with an explanation of 

how these are being met by the Masterplan Framework 

and how they should be further delivered through 

subsequent detailed design. 

Character Area Framework – an explanation of how 

the design guidance will result in a series of distinct 

‘places’ being created within the NNDA. This should be 

read alongside design guidance principle B2: Memorable 

Gateways and Approaches (with Figure 7.1). 

Indicative Masterplan – an illustrative plan (Figure 6.5) 

providing a further level of detail - demonstrating how the 

Masterplan Framework and design guidance may be 

interpreted in a block layout form. 

The Masterplan Framework is comprised of a series of layers 

6.5 The Masterplan Framework has been developed in direct 

response to the ten Project Objectives (see Section 3). Each of 

the sections listed above addresses different project objectives 

and this is set out at the beginning of each section. 

48


Land-use Framework 


6.6 The Land-use Framework addresses the following Project 

Objectives: 

1. To meet a wide range of housing needs and 

requirements (e.g. vulnerable adults, older persons 

housing), including a target of 40% affordable housing. 

2. To ensure appropriate provision of community facilities to 

support the existing and new population and ensure 

sustainable integration of the NNDA. 

3. To enhance existing sports and leisure infrastructure and 

deliver new recreational development, including the creation 

of a sports village hub to serve the needs of the local 

community and a wide range of users. 

4. To provide a mix of high quality development to meet 

local needs and commercial demand, including a gateway 

on the Darlington Road approach to town. 

Explanation 

6.7 The broad land-uses for the NNDA and their distribution have 

been defined in the Allocations DPD. This sensibly proposes 

employment uses largely alongside the existing Standard Way 

employment area, open space focused on the Brompton Gap 

and residential across the rest of the site in the form of distinct 

neighbourhoods. 

6.8 We then looked in more detail at this land-use mix, responding 

to issues and constraints and providing a more fine-grain 

approach. This has resulted in the land-use framework that is 

described by the Preferred Masterplan and set out in the 

Ingredients Table. In particular, the land-use framework has 

responded to the following considerations: 

6.9 Open space is provided in response to the figures and location 

set out in the DPD but also accommodating more specific 

requirements for sports pitches from the local authority. There 

was also the extent of flood risk areas and EA confirmed areas 

for surface water attenuation (0.44 ha) meaning an additional 

area adjacent to the previously identified open space could not 

be developed and this area was also included in the Brompton 

Gap open space. Finally, there was a need to provide open 

space for residential amenity and children’s play in accessible 

locations throughout the new housing areas, and not just 

centrally at the Brompton Gap. These factors have all resulted 

in a significantly higher open space provision being included. 

6.10 Community hubs have been provided at two locations. This is 

in response to the need to provide accessible services to the 

new residents and workers and to address existing shortfalls. 

This assessment is explained in the Social Infrastructure 

Review section of the Baseline Report. The community hubs will 

include convenience retail, a primary school, pub/restaurant, 

hotel and potentially a primary school and health centre. The 

primary school is likely to be provided just outside the 

masterplan area. 

6.11 Initial residential densities were provided in the DPD for each 

Allocation. In order to understand the capacity of the NNDA and 

deliver the quantum of housing required this study has 

considered this in more detail. Each site allocation has been 

broken down into smaller blocks and an appropriate density has 

been provided for each. These now vary between 25 dph 

(dwellings per hectare) to 35 dph, reducing densities to blend 

better into the countryside edge and raising them around 

community hubs and the more urban parts of the site to aid 

sustainability and integration. This more detailed density 

consideration has also indicated the space required for road 

infrastructure and incidental open space, ensuring that the 

densities and resulting block form remains realistic and 

deliverable. 

6.12 The NNDA is expected to deliver 40% affordable housing, in 

accordance with the principles and delivery mechanisms 

described in the Council’s Affordable Housing SPD (June 2007). 

49


6.13 This affordable housing is required to be developed to address 

a range of local housing needs, including those of older people, 

families with children, young people and newly forming 

households. The affordable homes will be visually 

indistinguishable from the open market homes, built to similar or 

more exacting standards and will be ‘pepperpotted’ throughout 

the developments, avoiding the creation of large clusters of 

affordable units. The provision will be a range of 1 and 2 

bedroom apartments, 2,3 and 4 bedroom houses, the quantum 

of which will be informed by the results of the forthcoming 

Strategic Housing Market Assessment (SHMA) – expected July 

2011 - and other local evidence (please see Section 9 for further 

detail on the delivery of affordable housing). 

6.14 Employment uses are provided at a location, and in a form, 

where they can effectively integrate with similar adjacent 

existing uses. The interface and relationship between these and 

neighbouring residential uses has also been considered, 

ensuring that separate access can be achieved and residential 

amenity not prejudiced. For example, this has led to new softer 

employment uses being located to form an interface between 

heavy manufacturing on Thurston Road and the new residential 

neighbourhood to the north. The quantum of employment space 

has been reduced from the figure in the DPD but remains 

significant. This is in response to delivery advice on the 

employment market and on the need to deliver the quantum of 

residential development indicated in the DPD (which would not 

otherwise be possible given the additional open space 

requirements, greater known constraints (especially flood risk, 

and the more detailed understanding of density and site 

capacity). 

6.15 Countryside edge and the Brompton Gap – we have looked 

in more detail at the outer boundary of the NNDA. The boundary 

in the brief has evolved to its present position after taking the 

opportunity to consider landscape features and contours and 

define a boundary that will allow development to sit well in the 

landscape. In some cases this has meant extending the 

boundary. This allows the quantum of development allocated in 

the DPD to be delivered. The importance of the Brompton Gap 

is understood and this area has not been proposed for 

development, indeed its openness has been increased by siting 

the east-west road further south. 

6.16 The Ingredients Schedule (Table 6.1) sets out the quantum of 

development that is delivered in the Masterplan Framework, 

based on the uses and housing densities. This indicates the 

level of community facilities and open space that would be 

needed to support this new population and address current 

shortfalls. Some of these facilities will be delivered outside of 

the red-line boundary of the NNDA. The figures in bold are the 

areas within the NNDA. 

50


Figure 6.1 Land-use Framework 

51


Table 6.1: Ingredients Schedule 

Ingredients Extent Comments 

Community Infrastructure/hub(s) 

Retail/pub/hotel 

Retail:


Movement Framework 


6.17 The Movement Framework addresses the following Project 

Objectives: 

9. To create a sustainable transport network throughout 

the site including a well designed primary route (link 

road) that creates a high quality, safe and pedestrian 

friendly environment. 

Explanation 

6.18 The Movement Framework for the North Northallerton 

Development Area will enable an attractive, accessible and well 

integrated neighbourhood in which to live. The street structure 

for NNDA has been designed around people and developed to 

facilitate and encourage use of sustainable modes of transport 

in line with Manual for Streets 2. The framework recognises 

existing movement networks and maximises connections, using 

existing routes as opportunities within the NNDA and to link with 

surrounding areas such as the town centre, Brompton and 

nearby employment. 

6.19 The masterplan has been developed against the following 

movement hierarchy: 

Manage/reduce the need to travel 

Walking 

Cycling 

Public Transport 

Essential service vehicles (e.g. refuse collection) 

Other motorised vehicles. 

6.20 The function of each street is described in the Design Guidance 

(Section 7) uner principle A2. The Movement Framework has 

the following principles, which are connected to the hierarchy: 

6.21 Manage/reduce the need to travel and optimise smarter 

choices 

Support the use of public transport, cycling and walking 

particularly through workplace and residential travel 

plans. 

Provide bus service enhancements suitable for all 

phases of the development (e.g. early phase 

enhancements to the Darlington Road services) to 

ensure public transport is a realistic option from the 

outset not just once the area is fully developed. 

6.22 Maximise connections to provide strong walking, cycling 

and public transport links 

Provide a legible layout with short blocks and multiple 

direct connections offering a choice of routes and a 

hierarchy of street character types making it easy for 

residents and visitors to find their way around. 

Developing a permeable hierarchy of well proportioned 

streets, maximising integration both within the NNDA 

and to neighbouring areas. 

Provide strong, attractive, overlooked, convenient and 

accessible pedestrian and cycling routes through the 

development. 

Utilise and enhance key routes that minimise congestion 

and support pedestrian desire lines. 

The location of new facilities and investment in the public 

realm shall create efficient and safe connections with 

Northallerton town centre and Brompton. 

Ensure that every property is within 400m walking 

distance of a bus stop. 

53



54

North Northallerton Development Area - Masterplan Framework & Design Guidance 

6.23 Create a place that is designed around the needs of people 

rather than cars 

Create a walkable, integrated neighbourhood, 

characterised as having a range of facilities within 10 

minutes walking distance. 

Provide streets and spaces that are well defined, safe, 

overlooked, high quality and will be well used. 

20mph speed limits throughout the area (except for the 

access/link road). 

Roundabouts will be provided at the proposed junctions of 

the access street with the A167 Darlington Road and the 

A684 Stokesley Road. This gateway treatment will 

emphasise the reduction in the speed limit on the entry 

points to the NNDA, which in turn will provide an 

environment conducive to pedestrian and cycling 

movements. 

is approximately 10,000 in Annual Average Daily Traffic 

flows. 

Noise and air quality will need to be confirmed by further 

traffic modelling and more detailed environmental 

modelling of the potential for noise and air pollution. Noise 

mitigation measures such as screening and planting could 

be investigated as the detailed design of the street 

progresses. 

The primary purpose of the road is to provide the 

necessary traffic relief in the town centre to accommodate 

traffic generated by the development. 

The peak hour two way traffic flow of 1,140 vehicles 

indicates a 2026 two way daily flow of around 10,000. This 

can be compared to a number of case studies used in 

Manual for Streets, where a street concept or reduction in 

carriageway width to promote pedestrian movement has 

been used. 

6.24 Enable access for all vehicles 

The link/access street will be designed with a 30mph 

speed limit, however there will be no restrictions on the 

types of vehicles that can use the street, which will be 

important for encouraging use of the existing/proposed 

employment areas located around the area. 

6.25 Ability to accommodate the anticipated traffic flows and mix 

The evidence base provided by the modelling previously 

carried out for Hambleton District Council's LDF Strategic 

Option Testing Report shows that the road is required to 

be a relief road. The predicted traffic flows (LDF Strategic 

Options modeling) for the 2026 AM peak hour two way 

flow of up to 1,140 (535 eastbound and 605 westbound 

near junction with Stokesley Road) with the new road in 

place and the assumed Sustainable Urban Extension. This 

6.26 Pedestrians and cyclists 

The street will be a place for people not just vehicles. 

It maximises the opportunities for integration between the 

different transport modes identified in the street hierarchy. 

The area shall be a ‘walking’ neighbourhood, 

characterised as having a range of facilities within 10 

minutes walking distance or around 800 metres (DfT’s 

‘Building Sustainable Transport into New Developments’). 

Existing Public Rights of Way shall be retained and 

enhanced wherever directly affected by the proposed 

street. At the western side of the NNDA the existing public 

footpath will be diverted onto the proposed footway 

adjacent to the north of the access street for a short 

section. 

Connections shall be provided for pedestrians and cyclists 

55


6.27 Public Transport 

between the existing Industrial Area on Thurston Road 

and the proposed industrial uses at the south of the 

NNDA. 

Pedestrian and cycle connections to the easternmost 

residential area are important. This shall enable safe 

crossing over Stokesley Road and provide pedestrian/ 

cycle only links to Mowbray Road and Winton Road. 

The current proposal for the access street is for cyclists to 

use the 6.0m carriageway (7.2m on the bridge) due to the 

envisaged mix of traffic and to provide a clear area for 

pedestrian activity along the corridor. If required the 

corridor could accommodate wider footways to enable 

shared footway/ cycleways, however. 

All residential properties will be within 400m of bus stops 

to be located on the access street; 

Bus stops will consist of on-carriageway marked clearways 

rather than lay-bys. 

New bus services will be required to serve Darlington 

Road in the early stages and once the access street is 

complete to serve the entire area as far as Stokesley 

Road. 

The existing industrial areas around Darlington Road will 

benefit from the bus route improvements as well as the 

NNDA. 

enforcing for residential traffic speeds. The street concept 

allows for lower mean speeds to be generated without the 

need for traffic calming. 

The access street shall provide a safe environment where 

potential conflicts between the mix of traffic can be 

managed. 

Pedestrian and cycle crossing opportunities, along with 

measures to reduce vehicle speeds will be provided. 

6.29 Frontage Development 

Frontage development shall be situated along the access 

street to enable a vibrant mix of uses which are not 

dominated by motorised traffic. MfS2 suggests that 

“providing direct access to buildings and public spaces is 

an important element in creating streets that are linked to 

their surroundings, rather than simply being conduits for 

passing traffic. Access is a key part of the place function of 

streets and should be facilitated where possible”. It 

concludes that the use of “direct access is applicable to all 

urban roads, and that providing direct frontage access is 

unlikely to have significant disbenefits in road safety 

terms”. 

On-street limited waiting parking bays should be used to 

encourage activity. MfS2 suggests that this adds to the 

street activity, provides improved security and provides a 

barrier between pedestrian and motorised vehicular 

movements. 

6.28 Road Safety 

Enabling a safe and convenient mix of traffic is a key 

aspiration of the project. 

The access route should be as much as possible self 

6.30 Structures 

A structure is required to cross the North Beck and 

Northallerton to Middlesbrough railway. Initial discussions 

with Network Rail have identified that their primary 

concern relates to the structure’s height being sufficient to 

56


6.31 Junctions 

accommodate any future electrification of the line, rather 

than its particular position within the site. The Environment 

Agency will require flood compensation land to account for 

the structure being within the flood plain. Locating the 

structure towards the south of the site allows for less land 

of potential flood risk being affected so less flood 

compensation land is required. This also potentially 

reduces the cost of construction through allowing a single 

span structure over both the watercourse and railway, 

rather than separate structures as would be required 

further north. 

The position away from the northern boundary is less 

visually intrusive, particularly where the structure over the 

North Beck and Northallerton to Middlesbrough railway will 

be in place. Further south the road and structure will blend 

in with the existing built environment more acceptably and 

there will be greater opportunities to landscape/ shield the 

impact of the embankments associated with the structure 

through planting through all of the surrounding land being 

within the development area. 

The access street’s proposed junction with the A167 

Darlington Road shall provide a gateway from the north to 

both the development area and Northallerton as a whole. 

At the junction with A684 Stokesley Road a roundabout 

junction is proposed with controlled pedestrian and cycle 

facilities towards the eastern residential section of the 

development. 

A junction is proposed for the access street and 

Northallerton Road. The initial form suggested was a 4- 

arm signalised junction. From consultation responses it is 

understood that there are some fears this could allow for 

through traffic to use the new access street and 

Northallerton Road to access the town centre to avoid 

6.32 Phasing 

congestion from the level crossing on Darlington Road. To 

allay this concern, the transport strategy will consider the 

possibility of stopping up Northallerton Road to motorised 

vehicles at the proposed junction with the access street. 

Cycling and pedestrian connections, including controlled 

crossings at the signals, should still be provided. 

The implementation of the access street will need to 

consider phasing and the ‘trigger’ points for when off-site 

transport improvements are required. 

Interim bus route enhancements will be required for 

Darlington Road if the access street is not constructed in 

its entirety at the opening of the development. 

6.33 The Movement Framework plan (Figure 6.2) establishes the key 

principles desirable for the extension area in urban design terms. 

However, detailed interpretation of this framework guidance will 

need discussions with North Yorkshire County Council as 

Highway Authority. 

57


Open Space & Landscape Framework 

Objectives 

6.34 The Open Space and Landscape Framework relates directly to 

Project Objective 5: 

5. To create a multi-functional green infrastructure 

network throughout the site and beyond, which provides 

for sustainability, recreational, biodiversity, water 

management and movement opportunities. 

6.35 The following is an overview of the open space framework, the 

concept, and its elements are expanded in C2: Creating a Green 

Framework in the design guidance. 

A Legible Framework 

6.36 A clear landscape concept, particularly on a green field site, helps 

to create a legible and well connected place; ensuring that a good 

variety of different open spaces are easy to locate and more 

accessible. 

6.37 The open space network needs to balance a range of 

considerations and demands but the overriding ambition is to 

retain visual/landscape character as well as habitat values. 

These have been considered across a number of policy 

documents, the overarching aims of the North Northallerton 

network are to: 

Meet quantitative targets set by the District for PPG 17 

typologies in the Open Spaces, Sport & Recreation SPD 

and relevant deficits of open space; 

Respond appropriately to the regional Landscape 

Character; 

Draw together and improve Green Infrastructure (GI) 

throughout the area; 

Protect and include appropriate wildlife corridors and 

habitats; 

Create varied open space experiences with diverse 

recreational appeal, including considering recreational 

needs of local people and visitors; 

Consider how open space and formal recreational 

provision can be used appropriately and safely; 

Create a network of open space sensibly threaded through 

the development providing walkable, accessible spaces, 

appropriately located for their type; 

Link new open space to existing provision around the site 

including good connections to the broader countryside and 

network of footpaths to the north and west of the 

development area; 

Provide a context for comfortable and safe non-car 

movement that does not create barriers to appropriate 

movement across the development area; 

Ensure open space is integrated throughout development 

– including employment areas. 

Incorporate elements of a sustainable urban drainage 

system as appropriate, maximising landscape character 

and utilising the existing watercourses and wetlands. 

Landscape and placemaking 

6.38 Clearly landscape is also important in the placemaking of North 

Northallerton. The site has a semi-rural landscape character at 

present and it is important that this continues to drive the design 

of the development. 

6.39 The landscape and open space framework will play a significant 

role in the sustainability of the development and the residents’ 

lifestyles providing opportunities for recreation, sustainable 

drainage, biodiversity and healthy living. The framework itself 

58


Figure 6.3: Open Space & Landscape Framework 

59


contains a number of different types of landscape. The largest 

areas of open space, taken from the councils Open Spaces, Sport 

& Recreation SPD, are broadly amenity space and outdoor sports 

facilities. However, this does not describe the quality and 

placemaking functions which are described in the specific 

framework elements. 

6.40 Some of the key principles for the development are: 

To ensure that North Northallerton draws on the high 

quality of the public realm in the town centre, not only 

creating an attractive new place but adding value to the 

town as a whole; 

To provide a focus at the village centre; 

To create distinctive green gateways and arrival points, for 

both Northallerton and North Northallerton; 

To incorporate a memorable and attractive journey along 

the new village street/ access road; 

To provide a high quality regional sports facility, forming a 

key destination in the town; 

To reinforce the street hierarchy; 

To settle the development in the broader environment; 

To create a robust structure into which biodiversity and 

sustainable urban drainage frameworks can be 

successfully integrated; 

To protect important views to the edge of the town; 

To preserve the separate identities of Northallerton and 

Brompton; 

To create a legible and easily navigable new place; 

To respect the category 3 flood zone and incorporate only 

appropriate open space functions within the zone, i.e. 

functions that can withstand occasional flooding; 

To provide required flood attenuation features, (such as 

1.24 ha of ponds, and SUDS); 

To protect and retain existing significant landscape 

features, including the Beck and associated vegetation; 

To meet the additional requirement for sports pitches from 

Hambleton District Council. 

The Masterplan will create focal points and incorporate memorable 

journeys. 

60


The landscape concept and key components in the new 

development 

6.41 The concept for the open space framework is largely formed 

around three key structuring features, Brompton Gap, the 

northern edge of the development and the new east-west access 

link road. Given the narrow nature of the site open spaces and 

corridors principally hang off these. 

6.42 The key zone for sports and recreation is in Brompton Gap, 

Halfway Park and along North Beck, helping to reinforce a new 

community hub around the leisure centre. Strong routes into the 

town centre running alongside the beck. 

6.43 The access link road cuts through the northern edge of Halfway 

Park, the intersection of these two elements the road bridge is a 

significant structural feature which needs to be settled in the 

landscape. The road is seen in the open space framework as a 

green link however it should not form a corridor through the 

scheme but be stitched into the development largely through the 

landscapes along its edge. 

6.44 After Halfway Park, there are three key landmark spaces/ 

gateways along the green link these are, the Village Green, 

Stokesley View gateway and Hawthorne Wetlands. These occur 

where the access link road intersects with the main north-south 

routes along Darlington Road, Stokesley Road and a proposed 

pedestrian and cycle route along North Beck. 

6.45 The green link along the access road is the principle movement 

spine for people and will also form the main linking feature in the 

new SUD system. 

6.46 The northern edge of the development is the interface with the 

Greenfield landscape beyond the site, the edge will have a 

number of functions, including movement of people and wildlife, 

connected to Halfway Park, North Beck and the wider 

countryside. 

6.47 All the key elements of the vision are set out below, and 

discussed in more detail in part C2 of the design guidance: 

Halfway Park 

The Village Green 

Stokesely View gateway 

The meander at Hawthorne 

Green link 

- The access/link road at the new bridge 

North Beck corridor 

North Beck allotment 

Stokesley View orchards 

Hawthorne Wetlands 

Edge of development 

Significant SUD system 

The Masterplan will create a series of formal and less formal spaces for 

the new community to enjoy. 

61


Types of Open Space based on the Open Spaces, Sport & 

Recreation SPD 

6.48 As mentioned above the open space provision should broadly 

follow the guidance from the district’s Open Space, Sport and 

Recreation Study and this largely sets out standards for the 

quantity of and accessibility to open space. 

6.49 An interpretation of these standards based on the proposed 

housing numbers and size of development areas is set out in the 

table below. This has informed the distribution of provision within 

the Open Space Framework. 

Open space calculations 

Referenced in POS SPD 

Quality 

Standard - 

Policy DP37 

Areas in 

SPD/ 

person 

Areas in FIT 

(planning 

and design 

for outdoor 

sport and 

play) 

Accessibility 

/ Service 

Centre 

Accessibility 

/Villages 

NNDA 

(2400 

persons 

using SPD) 

Type 

Amenity Green 

Space 1.38Ha/1000 13.8 sqm 15mins walk 10mins walk 3.312 

Play areas 1facility/1350 2.7 sqm 10mins walk 10mins walk 0.65 

Facilities for young 

people and 

teenagers 1 facility/4000 2.1 sqm 

800sqm for 

both types of 

play 15mins walk 15mins walk 0.504 

Outdoor sports 

facilites 2.1Ha/1000 21sqm 15mins walk 15mins walk 5.04 

Allotment gardens 0.2Ha/1000 2sqm 15mins walk 15mins walk 0.48 

Table 6.2: Policy requirements for open space 

62


Outline Sustainability Strategy 

Objectives 

6.50 The Outline Sustainability Strategy addresses the following 

Project Objectives, in addition to ensuring more generally that the 

NNDA represents sustainable development. 

6. To incorporate on-site renewable energy generation 

where appropriate to help meet the Council’s and 

communities sustainability aspirations and principles 

8. To explore community ownership/social enterprise 

potential to include residents in the design, and 

management of recreational and community facilities. 

10. To ensure that the development, implementation and 

management of the NNDA includes the active 

participation and involvement of the community and key 

stakeholders to deliver the shared vision and objectives. 

6.51 The project to date has involved the active participation of key 

stakeholders and the community (as explained in Section 5). As 

the sustainability strategy is further developed (see Next Steps 

below) it will ensure the continued involvements of the community 

and key stakeholders. 

Explanation 

6.52 Sustainability has been a key driver throughout the masterplanning 

process, incorporating land-uses, movement, landscape 

and energy. A Sustainability Strategy brings all these elements 

together, considers them holistically and ensures that our 

approach to sustainability is co-ordinated, comprehensive and 

supports wider masterplan objectives. The sustainability principles 

outlined below have been followed in the development of the 

Masterplan Framework and should subsequently be followed by 

developers as designs are progressed in detail. This will increase 

the potential for the North Northallerton Development Area to 

deliver a place which represents a viable sustainable community. 

Sustainable building design 

6.53 Hambleton DC are committed to ensuring sustainable 

development, in the NNDA as for elsewhere in the district. 

Sustainability is a key objective of the adopted Core Strategy. 

This includes spatial principles, which will ensure sustainability 

and Policy CP1 explains how this will affect development 

management decisions. Policy Policy CP18 provides more 

detailed guidance on sustainable building design. The 

Development Policies DPD (adopted February 2008) includes 

further, more detailed policies on sutstainable development in 

support of the core strategy policies (for example DP34: 

sustainable energy and DP36: waste). Both of these documents 

should be referred to with regard to sustainability. Developers 

should also refer to the Sustainable Development DPD, adopted 

in September 2009, which provides detailed guidance on 

designing and implementing sustainable development (through 

water, energy, waste and biodiversity and materials). 

6.54 Sustainability has been a key driver in the development of the 

Masterplan Framework, and the principles established in the local 

planning policy context have been followed. The points below, 

organised around the themes in the Project Matrix, explain how 

the Masterplan Framework ensures that development in the 

63


NNDA will be sustainable – in terms of the frameworks that are 

presented in this section of the report and the structure that this 

gives for developers to follow in developing more detailed layouts 

(similar to that illustrated in Figure 6.5). This forms an Outline 

Sustainability Strategy for the site, which will be further developed 

as the project progresses through further design and delivery 

stages. 

6.55 This strategy should be read in conjunction with principle C4: 

Supporting Environmentally Sensitive Solutions within the design 

guidance (Section 7). This explains how the outline sustainability 

strategy should be further developed through detailed design and 

development in the NNDA. 

Theme A. Sustainably Well Connected 

6.56 Supporting public transport – development has been sited to 

maximise accessibility by public transport. This has involved 

considering existing routes, providing sufficient densities (see 1a) 

and destinations to support new/extended routes and providing 

bus stops within easy reach of homes (400m walking distance 

wherever possible). Public transport routes will link the new 

houses to the town centre, to the new community hubs, and from 

the town centre to the new employment areas. The masterplan 

includes densities to support public transport along key corridors 

with designs that allow buses to penetrate residential areas with 

good access to bus stops. Attention to the location of bus stops 

has been considered to encourage increased use of public 

transport. 

6.57 Creating walkable neighbourhoods – the design of the NNDA, 

especially the residential neighbourhoods, will encourage walking 

by making routes direct, attractive and safe. The density of 

development will ensure that distances are short and walkable. 

The block layout is permeable – ensuring that a wealth of direct 

routes are available. The siting and design of buildings and 

streets within this framework should create a legible layout to aid 

wayfinding. Houses should present habitable rooms overlooking 

pedestrian routes to increase safety. Routes should be made 

attractive through public realm design and the creation of 

pedestrian dominant environments with low vehicle speeds (20 

mph in residential areas is proposed). The block layout in the 

masterplan supports these principles and the design guidance 

(specifically A2, B2 and D4) develops these points further. 

6.58 Supporting cycling and walking between land-uses – 

Attractive, safe and well-lit routes should be created to link across 

the NNDA and to link the NNDA with the town centre and existing 

residential and employment areas. Crucially, this will include safe 

routes to schools (such as to Allertonshire School via 

Northallerton Road). These routes will accommodate cycling, 

walking (and bridleways where appropriate), They should be 

separate safe routes, often alongside roads but protected from 

vehicle traffic. The routes should link in to existing networks and 

be integrated with the open space and landscape strategy. Their 

design will also encourage passive recreational use such as 

jogging. 

Sustainable neighbourhoods are walkable 

64


Theme B. Quality Placemaking and Design 

6.59 Making efficient use of the land – land is a finite resource and 

as such it should be used efficiently. This is especially true in the 

case of greenfield development. The density of development 

should pay regard to this maxim, whilst also allowing effective 

integration with the character of surrounding development and 

landscape. Generally, density in the Masterplan Framework is at 

30-35 dwellings per hectare and not less than 25 dph at the 

countryside edge. The Indicative Masterplan (Figure 6.5) 

demonstrates that these densities can achieve the required 

housing numbers and design quality. 

6.60 Integration with surrounding uses and infrastructure – landuses 

in the masterplan area should be sited, where possible, to 

maximise the opportunity provided by adjacent existing uses. This 

will include grouping retail/community uses together to create 

consolidated community hubs, extending existing employment 

areas to benefit from existing road infrastructure and energy 

capacity, and allowing residential neighbourhoods to integrate 

with adjoining neighbourhoods. This is the approach that has 

been followed in the Land-use Framework, allowing the 

employment uses to extend from the Standard Way business park 

and for housing in the east of the area to integrate with the 

existing neighbourhood to the south. 

Theme C. Environmentally Sensitive 

6.61 Integrating landscape features – the Masterplan Framework 

retains existing significant landscape and topographical features 

where possible, allowing development to blend naturally and 

coherently into the landscape, reinforcing the sense of place. This 

has been a prime consideration in the Open Space and Landsape 

framework, for example the incorporation of the Beck and of 

existing significant trees. Please refer to design guidance for C1 

for detail on how this should be taken forward further. 

6.62 Protect and enhance existing habitats – significant existing 

habitats and landscape features will be enhanced and not 

prejudiced by new development. This is especially important for 

protected species. The integration of the new development within 

the existing landscape will be key to achieving environmental 

sustainability benefits. Detailed ecology studies will be required to 

support future planning applications. 

6.63 Create new habitats – the Open Space and Landscape 

Framework proposes the creation of significant new habitat areas, 

for example within the informal open spaces, creating new 

wetlands as part of the flood attenuation strategy and creating 

habitats within SUDs. Consideration has also been made to 

create and extend wildlife corridors. 

6.64 Drainage and flood risk – the design of development areas will 

address climate change by reducing flood risk and attenuating 

surface water run-off. The Masterplan Framework provides for the 

required 12,400 sqm of flood water attenuation and the Open 

Space Framework promotes the use of sustainable urban 

drainage (SUD). Detailed design will involve the inclusion of 

features such as permeable paving, green roofs etc. 

6.65 Promotion of healthy living – the design of neighbourhoods can 

promote healthy and sustainable lifestyles for individuals. The 

Masterplan Framework provides walkable neighbourhoods (see 

paragraph 6.43), access to open space (including sports pitches, 

play areas and informal recreation) and the provision of 

community allotments. Subsequent planning applications should 

be accompanied with Green Travel Plans. 

65


catchments for their users, encourage linked trips and also to act 

as destinations on public transport routes. 

Emerging Energy Strategy 

Allotments promote healthy lifestyles 

Theme D. Well Served and Run Communities 

6.66 Reducing the need to travel through mixing uses – differing 

land-uses should be sited within walking or cycling distance of 

each, wherever possible, to reduce the need for individual car 

travel. The Masterplan includes housing, employment and 

retail/community uses within walking and cycling distance of each 

other. It also provides cycling proximity from the NNDA to the 

Town Centre and from existing neighbourhoods to the new open 

space and recreation facilities. 

6.67 Providing community hubs – community hubs are groupings of 

facilities to provide for local retail, social and community needs for 

the new neighbourhoods, employment users, passing trade and 

the existing communities. Two community hubs are included in 

the Masterplan Framework and have been sited to allow walkable 

6.68 The energy strategy for the NNDA has been considered by the 

masterplanning team and WYG have produced a short report: 

Emerging Energy Strategy Development (March 2011). This 

report should be referred to in full; it is summarised here. The 

report aims to define the scheme’s approach to the delivery of a 

carbon reduction strategy. A key aim is to incorporate on-site 

renewable energy generation, where appropriate, within the 

NNDA. 

6.69 The report summarises national and local requirements and 

aspirations for energy provision. This includes the national target 

for Zero Carbon homes by 2016, the aspiration to deliver Code 

Level 4 homes in the NNDA (See C4 in Section 7) and the 

requirement (in Policy DP34 of the LDF) to deliver 10% of energy 

demand from on-site renewable generation. 

6.70 An on-site district heating network, including Combined Heat and 

Power (CHP) is considered potentially technically and 

economically feasible in meeting heating and hot water demand. 

The location of the Standard Way Industrial Estate next to the 

NNDA could represent an opportunity for a wider communityheating 

network to be established. 

6.71 The site’s potential for solar technologies has been indentified and 

solar thermal hot water systems are a proven technology well 

suited to residential demand for hot water. Photovaltaic (PV) 

systems are costly but technically suitable. 

6.72 Heat pump systems may also be integrated at a dwelling or 

building level subject to restrictions with land and services. 

However, these systems are not considered complimentary to any 

CHP led network. There is also the potential for utilising individual 

building or community heating biomass boilers. 

66


6.73 The NNDA will need to deliver Zero Carbon development and two 

alternative scenarios are set out to achieve this standard. Both 

scenarios consider high standards of building energy performance 

and efficiency that are in accordance with recommended 

standards. 

6.74 Energy Scenario 1: presents a building integrated approach to 

delivering Zero Carbon development at North Northallerton 

whereby individual dwelling and building solutions are adopted to 

achieve the target standards set for North Northallerton. This 

requires little initial infrastructure planning or investment and 

allows individual land parcel developers to adopt different 

approaches at different phases and utilise different technologies 

over time. However, this approach is unable to benefit from the 

potential economies of scale and efficiencies achieved through a 

site wide energy strategy. Consideration will have to be made to 

ensure that the amount of south facing roof area is maximised to 

allow the use of PV (20-30m2) and solar thermal panels (2- 5m2) 

to meet the 70% targets. Sufficient space for the inclusion of 

ground source heat pumps would also need to be considered 

6.75 Energy Scenario 2: Scenario 2 presents a North Northallerton 

community heat and possibly power network, whereby 

decentralised energy is generated onsite at North Northallerton 

from one or more energy centres and distributed to dwellings and 

buildings via a low temperature hot water and electricity network. 

This strategy would enable efficient CHP generation and biomass 

technologies to be integrated in combination with conventional 

gas boiler plant to meet all of North Northallerton's space heating 

and hot water demand. Within the masterplan, careful 

consideration of the location of the energy centre will have to be 

made so that it is as close to the centre of the main heat load and 

that the visual impacts are mitigated. If a biomass fuel source is 

chosen, there will be air quality impacts and consideration will 

need to be made of the increased deliveries and storage of the 

fuel source (c500m2). 

6.76 The two scenarios will require the following masterplanning 

considerations. The Masterplan Framework allows these to be 

included. 

6.77 Either scenario is potentially appropriate and the role of the report 

was not to make a recommendation between them. Further work 

is required in relation to both scenarios. 

6.78 A provisional energy strategy for the NNDA looks to combine a 

mix of passive and active solutions based on the built form and 

characteristics of the development proposals within the 

Masterplan Framework. The mix of development and volume of 

homes is considered sufficient to consider a community energy 

strategy using district heating, although the density of 

development and proximity of development areas may ultimately 

mean only certain areas of development can be served 

economically. If district heating is to be progressed then a suitable 

strategy for delivery must be established early on in the 

67


development process as the governance arrangements and initial 

planning and coordination for any network is critical. Areas of low 

heat but high electricity demand could be targeted for renewable 

power generation technologies such as PV. 

6.79 It is recommended that a dedicated North Northallerton Carbon 

Reduction Working Group is established; led by Hambleton 

District Council, will develop the Energy Scenarios outlined in this 

emerging energy strategy as part of a Carbon Reduction 

Framework for the scheme. 

6.80 The agreed targets of any final North Northallerton sustainable 

energy strategy are defined as: 

1. Delivery of Zero Carbon homes to meet the requirements of future 

Building Regulations and Code for Sustainable Homes Level 6 

from 2016. 

2. All Non-residential buildings to achieve BREEAM 'Excellent' or 

above. 

3. All Non-residential buildings to be Zero Carbon from 2019. 

6.81 This framework and associated targets will result in a robust long 

term procurement and delivery strategy for North Northallerton 

that will establish the final energy supply strategy in order to 

achieve the outline targets set in this report and find an 

acceptable balance of sustainable development objectives. 

Technology will continue to advance and other building envelope 

and low carbon energy systems will emerge and need to be 

continually evaluated. 

6.82 It is anticipated that this Carbon Reduction Framework be a 

condition of any outline planning consent and that as individual 

phases of development are bought forward a full energy and 

carbon dioxide emissions assessment be required to demonstrate 

compliance with the targets established for North Northallerton. 

South-facing homes with PV panels 

Next Steps 

6.83 The Outline Sustainability Strategy highlights the key areas which 

need to be addressed if North Northallerton is to become a viable 

and attractive sustainable community. 

6.84 Principle C4: Supporting Environmentally Sensitive Solutions 

within the design guidance (Section 7) provides additional 

sustainability principles that are appropriate for detailed design 

stages. This integrates fully with the principles described above 

and C4 should also be considered as part of the Outline 

Sustainability Strategy. 

6.85 To provide rigor to the development process a detailed 

sustainability strategy which sets out specific target and objectives 

should be established. These targets and objectives should be 

tested to ensure that they can be achieved viably and ensure that 

the overall vision is delivered. Targets need to be smart, 

appropriate and deliverable. 

68


6.86 The sustainability strategy should be tested with key stakeholders 

to ensure that statutory and voluntary organisations and local 

community groups gain consensus and ownership through an 

engagement exercise. 

6.87 Future planning applications should be judged on their compliance 

with the sustainability strategy as part of the formal detailed 

planning stage. 

6.88 A system of performance will need to be put in place which is 

accurate, easy to measure and allows clear presentation of 

results. 

6.89 Further work should be considered on the future-proofing and 

adaptability of the masterplan. For example, how homes can be 

extended, changed; and how community buildings can be flexible 

to enable affordable renovation for change of use. 

6.90 During the subsequent delivery stages Hambleton DC should 

make a clear statement on the provision of ICT infrastructure in 

the NNDA, such as high speed broadband or its future equivalent, 

as well as providing re-charging points for electric vehicles. 

6.91 Early consideration needs to be given to setting up appropriate 

governance and long term management arrangements for the 

new place, especially around the public realm and community 

infrastructure, potentially involving parish and town councils and 

forums. 

69


Character Area Framework 

Objectives 

6.92 The Character Area Framework addresses Project Object 7 

(below) and facilitates the creation of a series of distinct and well 

integrated places. 

7. To ensure a high standard of design quality throughout 

the development that creates a sustainable and locally 

distinctive place. 

Explanation 

6.93 It is vitally important that new development within North 

Northallerton Development Area (NNDA) creates a distinct sense 

of place, and is well-related to the local context. In part this will be 

about taking care to design buildings which provide a strong 

response to the best local buildings. More broadly, this will 

involve designing building, streets and spaces together. The aim 

being to achieve places which have the qualities which are 

evident in the historic townscapes and village settings distinct to 

this part of North Yorkshire. 

6.94 This will be a large area of new development. Whilst it will be 

delivered over a number of years, this time period will be much 

shorter than the many decades and centuries taken to develop 

and evolve the historic towns and villages with which we are so 

familiar today. There is a threat from development on this scale, 

over such a relatively short time period, that the interest, variety 

and coherence, which make established historic places so 

distinctive and memorable will be missing. It is very difficult to 

design this level of layered authenticity and character into new 

developments created all together. We say this is the challenge. 

6.95 Character areas are typically used in larger developments to subdivide 

a development with the aim of creating character and local 

distinctiveness. Whilst this can be a useful device when done 

effectively, care does need to be taken to create genuine areas of 

character and not just zones of different types of building one next 

to another. Our best towns and villages did not evolve in this way 

and are not typically comprised of zones of different building 

styles. Instead, they grew and evolved through different periods, 

within and from established streets and places. Changing 

architectural tastes would add new layers of variety to already 

established places or through natural incremental outward growth. 

The mosaic of different buildings would typically be controlled by a 

consistent use of local materials and the conventions of street 

design. So our first principle about character areas is to create a 

mosaic of character buildings well related to one another through 

strongly defined streets and spaces. 

6.96 Developing this concept, it is then important to identify the key 

‘structural elements’ in the masterplan that will anchor the 

development and create a series of genuinely different focal 

points and areas of differing character. This is again how historic 

places evolved both in terms of towns and villages and particularly 

developments at the rural-urban edge. These are the essential 

set-pieces. For example buildings gathered around a junction or 

fork in the road creating unusual and striking spaces and changes 

in direction. Similarly, buildings steadily defining and edging 

common land which evolve into a distinctive village green. 

Likewise a beck which is captured within a streetscape, to 

improve drainage and deliver development land, which then forms 

a picturesque ‘watery’ village street. 

6.97 Landscape features such as trees and hedgerows are also very 

often structural components in defining areas of character. In 

NNDA,all of these features will contribute to the sense of place. 

The various deliberate relationships formed between buildings will 

be a key part of this structure. For example, will streets be 

formally planned avenues? - i.e. South Parade in Northallerton, 

with its trees and polite villas set back from the street. Will streets 

be more organic and informal? - i.e. the historic lanes in 

Brompton. Will there be a combination of the two? - With principal 

streets designed in a formal language and mews lanes off of the 

principal streets design in a more intimate and organic fashion. 

70


Figure 6.4: Character Areas 

71



72


6.98 The following areas are identified and described as character 

areas which will have their own interpretation and response to the 

overall theme: 

of important adjacencies which need to be accommodated within 

this area and which will have a bearing on character 

Darlington Road Business Park 

6.99 This comprises two separate areas of small and medium sized 

new employment buildings either side of Darlington Road (of circa 

1000-3000sq ft industrial units) This should be a high quality 

development, raising the bar on the Standard Way and Thurston 

Road Industrial Parks. The smaller and better quality buildings 

with a more domestic scale of architecture should be located 

along Darlington Road. These buildings should respond to the 

scale and vernacular of the surrounding farm buildings and relate 

well to the proposals for development in the village centre along 

Darlington Road. 

6.100 Within the development area a clearly defined and legible layout 

should be created. The illustrative master plan indicates a main 

avenue fronted by a number of small developments on the site 

west of Darlington Road. There are a number of opportunities to 

incorporate SUD’s into this part of the development and the 

naturalistic landscape should also include formal tree planting. 

6.101 The southern edge of the village centre meets the proposed band 

of new employment shown to wrap around the existing industrial 

uses. This new employment area will form part of the Darlington 

Employment Area. The village centre development at this edge 

will be medium density, larger plot ‘cottages’ and relate well to the 

smaller ‘office type units’ in the employment area. The key to the 

symbiotic relationship between these two uses will be the design 

and nature of the street bisecting them. 

Village Centre 

6.102 The Village centre is the largest of the character areas and 

though it has a common theme in the design, there are a number 

Higher density development is appropriate in the Village Centre area 

6.103 To the west of this character area is the proposed community hub. 

It is proposed that the hub is sited at the intersection of Darlington 

Road and the new village street. The development and frontage 

character of this part of the community hub will be key to place 

making in North Northallerton as this will be a highly visible part of 

the site and a key hub for commercial uses. 

6.104 It is envisaged that retail would be largely along the village street 

and this ‘one sided street’ would have an attractive and active 

frontage visible to passing traffic along Darlington Road. 

Proposals for the local centre include a village pub and 

associated budget type hotel, this development should be 

clustered together and present a well articulated frontage onto 

Darlington Road. The new hotel and pub present opportunities to 

increase the quality of the built form along the road and create a 

significant landmark on the way into Northallerton. 

6.105 The hotel and pub should respond to the scale and pattern of 

traditional street frontage type developments in Northallerton, for 

73


example period houses and also vernacular farmstead and 

agricultural buildings. Conscious design rationale is needed to 

govern these buildings and these should not be standard in their 

design. These buildings should also be pulled slightly back from 

the carriageway, in part to respond to the existing building and 

houses along the road and in part providing a better relationship 

with the street. 

6.106 The proposed village green at the intersection between Darlington 

Road and the Village Street is intended to provide a memorable 

gateway to the development. The form and configuration of road, 

space and development in the illustrative master plan is based on 

the historic village evolution of the traditional places such as 

Brompton and Romanby. The buildings on Darlington Road 

relating to the green should be pulled close to the carriageway to 

create pinch points, creating a degree of enclosure along the 

street, before the built form opens up into the green. Views 

across the grassed area will be created towards the new local 

centre, and the strong urban edges defined by residential 

development to the north of the green. It is envisaged that these 

properties will relate well to the space and the associated access 

road for the houses will be an attractive lower order street relating 

well to the space. 

6.107 A new linear space is proposed along the street and this would be 

a core around which uses can be drawn together. This space will 

have an informal landscape character and may include some 

wetland typology landscape. The development around the open 

space would have a good relationship with the space and would 

have limited or no private open space addressing the street here. 

6.108 The development to the east of the local centre has a strong 

relationship with the new village street and associated road 

bridge. The treatment of the street will be the dominant character 

feature. As the new street drops down from the bridge towards the 

local centre, it may be an opportunity to incorporate some of the 

design sensibilities from South Parade in the town centre, 

development set some way back from the street, to allow large 

attractive front gardens and street trees to create lush formal 

urban landscape. 

6.109 To the north of this section of the village street the indicative 

master plan proposes the retention and use of the existing 

structural landscape and water course to create enclosure and 

define a more information ‘green’ edge. The integration of the 

beck/watercourse is very important to character here and this 

feature should become a striking and attractive part of the 

development. The watercourse should meander close to the 

street to develop a relationship with the public realm and be open 

to the wider countryside beyond to the north. 

Illustrative sketch of the Village Centre (see also Figure 8.1) 

74


Hawthorne 

6.110 This area is essentially the edge of the new development and the 

transition between the fringes of Northallerton and the broader 

countryside. The concept for this character area broadly falls in 

line with the rural vernacular and setting, the lower density of the 

residential development here carefully blended with informal 

landscape characteristics. 

Green corridors can provide strong local character 

A compact perimeter block within the village centre can accommodate a 

well articulated built form and varied parking strategy, whilst retaining the 

strong continuous frontage which helps to define the character of the 

area. 

6.111 Small groups of individual dwellings might be clustered together 

using the farmstead typology of farmhouse, and individual barn / 

agricultural outbuildings. The clustering of buildings into visual 

and functional groupings with a clear hierarchy and design 

narrative and sense of belonging can help new development echo 

traditional forms of development at the urban rural edge and 

buildings within the countryside. 

75


6.112 There should be a good outward aspect particularly from these 

larger properties across the generally flat countryside to the north 

of the site. However it is envisaged that the edge of development 

will be broken with important belts of tree and hedge planting, 

following the alignment of the historic hedge, which forms the 

boundary to the site and open countryside 

6.113 The street hierarchy in this character area should be composed 

principally of ‘lower order streets’ for example the courtyards and 

mews. On the Masterplan Framework these emanate from village 

access routes. This part of the development is directly accessed 

from the main east-west village street at one location. 

Cross-section of the village lane with a watercourse 

Illustrative layout showing how larger the built form and landscape might work 

along the rural edge at Hawthorn. 

76


Halfway Park 

6.114 This is essentially the part of the NNDA falling within the 

Brompton Gap. It comprises the recreational facilities, existing 

and enhanced open space and green infrastructure elements. It 

also includes the road bridge associated to the new village street 

– the access/link road. 

6.115 It is essential that the right balance is struck here between 

bringing forward the appropriate recreational function and 

ensuring that the formality of a well developed sports centre does 

not, to all intents and purposes, contribute to coalescence 

between Brompton and Northallerton. 

6.116 There are a number of existing hedgerows and stands of trees in 

the park and these will be embraced within the design of the park 

wherever possible. There is a strong informal landscape running 

beside the railway and the opportunities within the flood zone at 

this point to consider wetlands, and potentially water bodies for a 

SUD’s system. 

6.117 The key structural elements which need to be carefully designed 

are the inclusion of the floodlighting of the sports pitches and the 

new road bridge crossing the railway and the beck. The design of 

the road bridge should be more than just a functional structure as 

this will be highly visible within this area. 

Indicatice sketch of the interace between Halfway Park and new housing 

to the west (looking south from Brompton) 

Halfway Park should be an area that unites rather than divides 

communities 

6.118 It is considered that the use of belt tree planting, not dissimilar to 

those beside the railway and the current northern boundary of 

Northallerton, will form good foils and reduce the stark nature of 

these elements. 

6.119 The village street (access/link road), should have the character of 

a slow country road, lined by hedges in places to create a sense 

of enclosure. Tree planting along the street will also help create a 

strong and structural green edge. 

6.120 To the south of Halfway Park is one of the two community hubs. 

This would make a good location for the potential school and 

health centre. These buildings should be designed to sit 

77


comfortably in the landscape, though as key civic buildings both 

should be well overlooked and have a good relationship with the 

broader townscape setting. 

Stokesley View 

6.121 There are two sub-character areas within Stokesley View, the 

development on the rural fringe and the development relating to 

Brompton Road and Stokesley Road. At the rural fringe the most 

appropriate development will be larger villa type detached 

housing interspersed with parkland quality landscape. This will 

provide a series of high quality distinct individual buildings within a 

’soft’ green setting, with development fronting onto the 

countryside whilst also relating well to the building typology of the 

existing residential property in this part of Northallerton. 

Indicative sketch of Stokesley View (see also Figure 8.3) 

Conclusions 

Character provided by soft landscaping 

6.122 To conclude this section of the report it is important to consider 

the architecture and the buildings which will be delivered on site. 

Many developers still prefer to develop a traditional product and 

this would be a legitimate approach at NNDA. Equally buildings 

designed in a contemporary language would also be encouraged 

to add a new layer of interest to the built form of the town. 

6.123 If a developer chooses to adopt a traditional approach then it will 

be expected that the development will meet very high standards in 

terms of the accuracy and authenticity of traditional buildings so 

that they are indivisible from the vernacular and period buildings 

found in this locality. This is not about designing buildings which 

look old. It is about a fit and proper response to local character 

78


and the buildings found locally. Traditional arrangements of 

buildings, traditional forms of buildings, traditional materials and 

details must all be thoroughly researched and referenced. 

6.124 A contemporary approach will give a developer and designer 

more freedom to innovate and to be creative. Arguably also more 

scope to design with the environmental sustainability agenda. 

Architectural quality will be vital and a strong architectural concept 

would be needed which created a narrative between the existing 

palette of traditional buildings in this area and the contemporary 

interpretation proposed. Hence context remains important and 

relevant. 

Masterplan Framework 

6.125 Figures 6.5 and 6.6 provides the Masterplan Framework for North 

Northallerton (Figure 6.6 in a more graphical form). This serves as 

a demonstration of how the frameworks described above, and the 

design guidance principles described in the following section, can 

be followed whilst delivering the quantum of outputs described on 

the Ingredients Schedule (Table 6.1). The masterplan illustrates 

how the guidance can be interpreted, whilst being flexible and not 

overly prescriptive. It provides an indication of likely development 

form and a benchmark for expected urban design quality. 

6.126 This framework should be applied flexibly. An alternative layout 

that is sufficiently evidenced and remains consistent with the 

design guidance and overall masterplan framework may also be 

deemed appropriate. 

. 

Contemporary design can fit well with local character. 

79


Figure 6.5: Masterplan Framework 

80


Figure 6.6: Illustrative Masterplan 

81


7. Design Guidance 

7.1 This section sets out the Design Guidance which development in 

the North Northallerton Development Area (NNDA) will be 

expected to follow. This will become a material consideration used 

to assess planning applications. 

7.2 All of these principles follow nationally accepted best practice in 

urban design, sustainability and urban extensions. They are 

based on a series of recognised exemplars (see the case studies 

in Appendix 2 of the Baseline Report) and on national design 

guidance. More importantly, the design guidance is based on a 

thorough understanding of the local context (as summarised in 

Section 4 of this report). Nationally accepted best practice 

principles have been applied to this context in a considered 

manner and bespoke solutions have been developed. The design 

guidance is intended to work in tandem with the Masterplan 

Framework (Figure 6.5). 

7.3 The design guidance is structured around the Themes and 

Principles expressed in the Project Matrix (see Section 3). These 

ensure that all the principles are in place to create a truly 

sustainable community and that sustainability is considered 

holistically across a series of themes. 

7.4 The Design Guidance follows the structure set out in the Project 

Matrix, based around four over-arching themes. The principles 

within each form the building blocks of the design guidance. 

These are referred to by letter and number as set out below: 

A. Sustainably Well Connected 

A1. Connecting with Towns and Villages 

A2. Movement (Hierarchy of Streets) 

A3. Integrating Parking 

B. Quality Placemaking and Design 

B1. Developing a Distinctive Identity 

B2. Memorable Approaches and Gateways 

B3. Improving Safety and Security through Design 

C. Environmentally Sensitive 

C1. Setting Development within the Landscape 

C2. Creating a Green Framework 

C3. Increasing Local Biodiversity 

C4. Supporting Environmentally Sensitive Solutions 

D. Well Served and Run Communities 

D1. Integrating a Mix of Uses 

D2. Developing Community Hubs 

D3. Designing for a Variety of Employment Opportunities 

D4. Design for a Range of Housing Needs 

82


A. Sustainably Well Connected 

A1. Connecting with Towns and Villages 

The following paragraphs provide broad guidance on how an urban 

expansion of this scale can be knitted into the existing settlement pattern 

and environment considering integrating sub areas, integrating across 

development boundaries and providing flexibility for future growth. These 

issues are developed further in later sections. 

Development boundaries 

The new development and community will need to be integrated with 

Northallerton and its landscape setting. 

Key boundaries include the connection to the Northallerton Business Park, 

integration with the community hub at the Civic Centre and District Council 

offices and the surrounding countryside, in particular Brompton Gap. 

It is important to understand the sensitive relationship between the 

development and the rural fringe and this is therefore covered in detail in 

design principle C1: Settling development within the landscape. 

Integrated sub-areas 

The scale of the development is too great to be created as a single zone. 

It needs to be broken down into a series of integrated character areas and 

places that residents and visitors can differentiate from each other and 

feel a sense of belonging. This can be supported by physical 

characteristics and the orientation of homes around clusters of facilities. 

The Masterplan Framework highlights the scope for five character areas, 

which are described in Section 6. 

The following design principles should be followed: 

Develop distinct neighbourhoods of an appropriate scale, each with 

their own sense of place; 

Design the development to a scale and density that can support 

appropriate community and commercial hubs; 

Integrate the development as part of a complementary network of 

communities, both within the extension itself and relating to existing 

suburbs and villages. 

Development should sit sensitively into views of the landscape 

The Noartallerton Industrial Park offers specific opportunities to integrate 

new employment development alongside more established uses. The 

range of existing employment uses is varied some will need careful 

consideration as to their appropriate neighbours e.g. Allerton Engineering. 

It is considered that new employment could be well sited along the southwest 

boundary of the site and provide a suitable transition between new 

residential and commercial property and the existing employment uses. 

83


There are few adjacencies with residential development, only a small part 

of the development area abuts houses in the south-east of the site. This is 

a particularly sensitive edge to the site and it is felt that though there 

should be selective pedestrian links into the existing town here, 

development should respect the fringe setting of these properties. 

Landscape can aid wider integration 

The key relationships with residential development to be promoted are 

those along the linear north-south route of Darlington Road and Stokesley 

Road into and out of the town centre. Though there are opportunities to 

build on this historic townscape development emanating from 

Northallerton, it is important that a clear distinction is made between North 

Northallerton and Brompton. Development along these streets should not 

create coalescence between the settlements. It is particularly important 

that the character of the landscape through Brompton Gap beside 

Brompton Road responds to the rural landscape character, preserving the 

definition between the two settlements. 

When considering these development boundaries the following key broad 

principles should be considered: 

Respect the environmental characteristics and sensitivities of the 

area, 

Utilise topography, landscape and supporting man-made features to 

provide a clear boundary for the development and its sub areas. 

Integrated movement network 

Much of the residential development connected to the site is situated 

along the arterial roads of Darlington Road and Stokesley Road. As 

discussed above it is important that the clearly defined character areas are 

preserved however it is equally important that good movement underpins 

the connections between the development and the wider area. 

On the whole connections to the broader environment will be along 

Darlington, Stokesley, Northallerton and Brompton Roads. These routes 

already have good vehicular connections to the broader area and 

reasonably good pedestrian and cycle provision. It is important that the 

movement network across the new development picks up on these 

existing links and in particular new east-west pedestrian routes stitch 

these together across the development. 

The most significant connecting element is the new access road across 

the site. The design of the road needs to form part of the placemaking of 

this new part of the town and respond to the character of the other key 

roads. 

Links into the existing development need to be carefully considered, as 

although good permeability is a desirable aim, it is neither practical nor 

appropriate in some cases. Particular thought needs to be given to linking 

into the Darlington Road/Thurston Road Industrial Estate and the area of 

residential development to the east of the site. 

When considering linking the new development into the existing in terms of 

movement, developers should: 

Ensure that good cycle and pedestrian connections linking the 

existing north-south routes are created 

The new link road is fully integrated in the design of this new part of 

Northallerton 

84


There is a good north-south pedestrian route linking the new 

community hub and the facilities at Halfway Park with the town 

centre. 

Flexibility for future growth 

Northallerton has historically experienced a number of significant 

expansion phases – notably for residential development in late Victorian 

and Edwardian times and the 1950s to 1970s and 1980’s to date in the 

employment areas. 

The principle of providing adaptability for longer term change - and 

potentially growth - should be considered, if only in very broad terms. This 

could be addressed by the phasing of development through a series of 

clear boundaries from the south west of the area to the north and east. 

These clear boundaries include the edges of the potential new 

neighbourhoods and boundaries of the landscape framework. 

The following design principle applies: 

Orientate development and design boundaries to allow for potential 

longer term growth options. 

85


A2. Movement (Hierarchy of Streets) 

A sustainable design approach takes the circulation of people on foot and 

bicycle, and the effectiveness of public transport as starting points. This 

involves developing a permeable street structure which is easy to move 

through and navigate. The road network and the needs of the car are then 

accommodated around this hierarchy. At every scale of the development 

designers are challenged to create energy efficient movement networks 

around these principles. 

The guidance contained in this section should be read in conjunction with 

the modelled traffic flow along the access road undertaken by the county 

council. 

Walking and Cycling 

North Northallerton is within fifteen minutes walking and five minutes 

cyling time of the town centre and the route along Northallerton Road from 

Brompton is already well used. A walkable new neighbourhood which 

ensures that all residents have good access to local amenities by foot or 

cycle will play a significant part in the development of this area. 

A walkable neighbourhood encourages people out of their cars. This has 

obvious benefits for the environment but also for community health and 

well being. In response, developers will need to ensure that, in line with 

the indicative masterplan framework, schools, shops and facilities are 

located in accessible positions within the overall movement hierarchy and 

closely related to the green space network in order to provide attractive, 

safe routes for pedestrians and cyclists. 

The indicative movement framework respects the established footpaths 

and connects them with a network of key pedestrian routes. New 

pedestrian and cycle routes will be combined with the significant streets, in 

particular the east-west access link road, and new north-south links 

towards the town centre. Developers will be expected to integrate new 

pedestrian and cycle routes into the street hierarchy and enhance access 

to the surrounding countryside and wider open space networks. 

The following key design principles should be followed: 

Site local facilities within 10 minutes walk of all residential areas; 

Create permeable and legible urban areas and avoid cul-de-sac 

development; 

Design streets according to the needs of pedestrians and cyclists; 

Ensure, attractive, convenient and convivial routes are created; 

Ensure pedestrian and cycling routes feel safe and benefit from 

good levels of natural surveillance; 

Improve the existing public rights of way and footpath network and 

ensure proposed infrastructure connects to provide continuous 

routes for pedestrians and cyclists; 

Ensure that each phase of the development makes provision for 

secure, covered cycle parking and ideally changing facilities to 

improve the attractiveness of cycling trips to and from the area. 

Design comfortable places for pedestrians and cyclists, and encourage non-car 

travel. 

86



The indicative movement framework allows for excellent public transport 

integration and accessibility. A network of bus routes is shown which uses 

the access / link road within the road hierarchy (shown on the Movement 

Framework) to ensure that all parts of the development are within easy 

walking distance of a bus stop. Detailed design needs to be discussed 

with the Highway Authority at an early stage. 

Public transport should ideally be in place from the outset, as habits are 

hard to change, but the routes should be planned in a phased manner in 

agreement with the bus companies. Bus stops should be provided before 

nearby houses are occupied to ensure that facilities are available and to 

avoid inconveniencing new residents. 

Unless the access link road and bridge is in place at the start of the 

development, an interim improvement will be required to bus services to 

the A167 Darlington Road corridor. 

Plan public transport accessibility from the start, 

Provide high quality bus stops and shelters in appropriate locations 

and the provision of real-time bus information, 

Ensure bus stops and waiting facilities are situated in accessible 

locations which benefit from good natural surveillance. 

Ensure that all residential properties are within 400m of a bus stop. 

The Street Hierarchy 

The proposed movement hierarchy for the area is: 

Manage/ reduce the need to travel 

Walking 

Cycling 


Essential service vehicles (e.g. refuse collection) 

Other motorised vehicles. 

Appropriate public transport facilities are key (indicative aspirational images) 

The following key design principles should be adhered to: 

Undertake early discussions with bus operators to understand 

feasibility and capacity issues, 

The provision of a defined hierarchy of streets is necessary not only to 

provide a suitable level of infrastructure for expected traffic levels, but also 

to provide a means of logical and legible progression through the 

development area. 

The indicative movement framework illustrates routes within the top tiers 

of the hierarchy (see Table A2 street hierarchy typology and 

recommended treatments) capable of accommodating a bus service and a 

cycleway. A permeable movement grid should be developed between 

these strategic routes, comprised of streets lower down the movement 

hierarchy. National good practice guidance such as Manual for Streets 

supports more innovative shared surface treatments designed around 

‘home zone’ principles for streets at the bottom end of the hierarchy where 

streets are not expected to carry much traffic. In such instances, a 

reduction in access and visibility standards can also be achieved. 

87


Therefore, designers are encouraged to seek early advice from the 

Highway Authority when developing proposals in order to assess the 

potential for innovative solutions. 

The Access/Link road 

The proposed access / link road is described in the MasterplanFramework 

in Section 6. 

The function of this road will underpin the entire development. The 

guidance given in this section of the report relates to a new access road 

with the following broad functions: 

The main street through the new development, bringing visitors and 

local people into the area, 

A key place making feature defining a memorable journey through 

the development, 

Providing traffic relief to the town centre, particularly with regard to 

providing good direct access to Standard Way industrial park. 

A street designed for people first, this illustrates how one of the village access 

routes in the low density areas might work. 

Streets should be designed using ‘tracking’ principles, whereby the 

arrangement of buildings and spaces is designed before the carriageway. 

Swept path analysis can then be used to ensure the street / carriageway 

can accommodate the minimum width required for that class. This can 

help to create more interesting and varied streets. Streets need to be 

considered in their entirety, not simply as a series of roads. This requires 

the consideration of surrounding buildings and uses. 

The character of the street will vary along its length; the general character 

is described in the Character Area Framework in Section 6. The cross 

sections below set out the principles of three key cross sections: 

a general section through residential areas 

a section through Halfway Park 

a section showing the road bridge over the railway and North Beck 

One of the most significant sections of the new road is where it rises to 

cross the railway and the beck. 

The below 3D sketch model illustrates how this might be settled in the 

landscape of Halfway Park. Using gentle earth modelling and groups of 

trees to give structure, view from Brompton towards the town centre can 

managed to mitigate the visual impact of the road. 

Guidance on dimensions, quality and character are given in Table A2: 

Street Typology. 

88


A cross section through the access/link road in a residential area. 

Elevated view southward showing new bridge in the landscape 

Cross section through access/link road at Halfway Park as road rises to bridge 

89


Precedent images illustrating some of the key characteristics 

The access road and residential development 

An attractive village centre, with residential development fronting the street. 

Good integration between pedestrians and motor vehicles on the street. 

This is the main street though Market Harborough and draws together all forms of 

transport. 

Village green and the main street, the village green is a key part of place making. 

90



(repeated here for ease of reference) 

91


Table A2: Street typology and recommended treatments 

Illustrative 

Framework 

typology 

Designed 

Speed 

Movement / 

vehicles 

Carriageway 

width and 

Street 

Proportions 

(height /width 

ratio) 

Edge treatments Characteristics Other uses Traffic management 

opportunities 

Village Street - 

(access/link road) 

Village Street – 

Local Centre only 

(access/link road) 

30 mph All movement / 

all vehicles on 

own side of 

carriageway. 

Some direct 

access to 

dwellings 

permitted. 

Limited onstreet 

parking. 

30mph All movement 

Limited direct 

access to 

dwellings 

6m (without 

Bus 

Lay-bys; 7.2m 

on the bridge) 

1:3 

Varying 

dependant on 

size and 

facilities of 

centre. 

Minimum 5.5m 

1:3 

Minimum 2m footways to both sides, 

1.5m cycleway incorporated into 

carriageway, both directions. 

4-6m width pavement beside active 

frontage in Local centre. Additional 

1.2m for verges or street furniture 

zones as appropriate. All street 

furniture in first 0.4m behind kerb. 

4-6m wide pavement adjacent to 

active frontage. Minimum 2m 

footways to both sides. Additional 

1.2m for street furniture zones. All 

street furniture in first 0.4m behind 

kerb, with exception of benches 

which should be placed 

appropriately for micro-climate, 

aspect, and ease of use. 

‘Greened’ Urban Street 

Tree lined, informal and 

formal boulevard as 

appropriate. 

Active frontage. Good 

degree of enclosure. 

Street well overlooked. 

2-3 storey buildings (3 

storey buildings in the 

local centre). 

Tree lined street, 

informal planting. 

Cycle parking at 

appropriate 

destination. Bus 

stops. Sitting, 

meeting people. 

Art. 

Cycle parking at 

appropriate 

destinations. Bus 

stops. Sitting, 

meeting people. 

Art. Cycling on 

road 

Alignment of street 

designed to limit 

traffic speeds. 

Limited shared 

surfaces associated 

to open space. 

Raised crossings. 

Tables at junctions. 

Raised crossing 

points. Car parking. 

Pinch Points at 

crossings. Shared 

surfaces. 

Village Lane 20mph All movement / 


own side of 

carriageway. 

Direct access 

to dwellings 

permitted; on 

site turning 

required. 

5.5m 

1:3 

Minimum 2m footways to both sides. 

Additional 1.2m for verges or street 

furniture zones as appropriate. All 

street furniture in first 0.4m behind 

kerb. 

Tree lined, informal 

planting. 

Relatively small front 

gardens (2-3m) related 

to road width. Good 

degree of enclosure. 

Street well overlooked. 

2-2.5 storey buildings. 

Car and Cycle 

Parking. 

Limited garage 

access off street 

permitted. 

Cycling on road 

Alignment of street 

designed to limit 

traffic speeds. 

Parking layout, pinch 

points along street, 

shared surface areas. 

92


Illustrative 

Framework 

typology 

Designed 

Speed 

Movement / 

vehicles 

Carriageway 

width and 

Street 

Proportions 


ratio) 


opportunities 

Employment 

access road 

Village Access 

Route - Medium 

density areas 

Village Access 

Route - Low 

density areas 

20mph All movement / 


own side of 

carriageway. 

20mph 

10mph 

Refuse 

vehicles and 

delivery 

vehicles 

entering using 

on own side of 

road. Refuse 

vehicles 

passing car 

throughout. 

Access to 

dwellings. 

Refuse and 

emergency 

vehicles 

access 

7.3m Minimum 2m footways to both sides Tree lined, informal 

planting. 

4.8m 

1:1.5 

4.8m (or 

between 4.1- 

5.5m where 

widths of less 

than 4.8m 

where minimal 

on-street 

parking. First 

10m from 

junction to be 

minimum 4.8m 

Minimum 2m footways to both sides 

2m footways to either side minimum. 

Or 2m footway to one side and 1.1m 

service strip to other. OR Shared 

surface allowing comfortable 

movement for pedestrians. 

2-2.5 storey buildings, 

over looking road. 

Some street trees 

species and centers to 

create low key informal 

character. Less 

enclosure, larger front 

gardens. Front garden 

to offer opportunities for 

greening street. Small 

street space carefully 

integrated for residents’ 

amenity. 


over looking road. 

Small street space 

carefully integrated for 

residents’ amenity. 

Build outs 

included where 

appropriate to 

accommodate 

signage for units. 

Parking. Walking. 

Cycling on road. 

Some amenity 

space for sitting, 

meeting people, 

LAP play. 



Some amenity 



LAP play. 

Pinch points at 

crossings. 

Parking layout, pinch 

points along street, 

shared surface areas. 

Road alignment 

designed embracing 

‘street’ spaces to 

reduce traffic speeds. 

Surface materials 

Shared 

surfaces/pedestrian 

priority. Pinch points. 

Parking layout. Road 

Alignment. 

1:1.5 

93


Illustrative 

Framework 

typology 

Designed 

Speed 

Movement / 

vehicles 

Carriageway 

width and 

Street 

Proportions 


ratio) 


opportunities 

Lower order 

streets, not 

illustrated. 

Public Courtyards 

10mph 

Refuse and 

emergency 

vehicles 

access 

4.8m 

1:1.5 

0.5-1.5m privacy and access strip 

(incorporating part of 1.1m service 

strip to each side minimum.) 


scale of ‘courtyard 

space’ to relate well and 

create good sense of 

enclosure, good 

overlooking of space. 

Smaller street space 

carefully integrated for 

residents’ amenity. 



Some amenity 



LAP play. 

Surface materials 

Shared 


priority 

Integrate street 

spaces 

Street furniture. 

Lower order 

streets, not 

illustrated. 

Mews. 

High and medium 

density areas 

10mph 

Refuse and 

emergency 

vehicles 

access 

Varying – 

minimum 4.1m, 

flush with hard 

strips to create 

shared surface. 

1:1.5 

0.5-1.5m privacy and access strip 

(incorporating part of 1m hard strip 

to each side minimum.) 

NB localized widening to allow 

passing 


scale of mews to relate 

well and create good 

sense of enclosure, 

good overlooking of 

space. 



Materials and street 

furniture. 

Shared 


priority. 

94


A3. Integrating Parking 

An overarching objective for the new development is to create walkable 

neighbourhoods, encouraging local people to move away from using their 

cars. Even though sustainable patterns of travel are encouraged, people 

are still likely to own a car. Cars will therefore need to be accommodated 

and parking provision should be carefully considered to ensure 

appropriate levels of parking provision are sensitively integrated into the 

public realm, at the same time balancing the desire for spaces close to the 

home in safe and attractive locations. 

Parking provision will be predominantly in residential areas, however there 

will need to be particular consideration to how the cars are accommodated 

in the community hub, employment area, schools and other community 

buildings. PPS3 and PPG13, along with local guidance on street design 

and parking should be used to inform provision. General guidance is given 

below along with more detailed information on parking in residential and 

shopping areas. 

Integrating parking successfully and seamlessly in the public realm throws 

up many challenges and there are a number of key ideas which should be 

incorporated, including: 

Promoting a layout which embraces a clear street character not 

dominated by car parking. 

Considering a variety of methods to accommodate the car, to find 

the best mix. 

Allowing a certain amount of appropriate on-street parking along 

streets in the hierarchy helping to animate the street. 

Preventing car parking from creating unusable and unattractive 

places for pedestrians and non-car users. 

Providing parking which is convenient, safe and secure. 

95


The parking in the local centre should be integrated into the public realm in 

order to support accessibility and the economic vitality. The general 

guidance above should be followed however the following opportunities 

should be explored: 

Larger parking areas, e.g. for the pub/hotel and convenience store 

integrated in the block form, should not create dead spaces. 

On-street parking in the local centre and in low order roads in 

neighbourhoods. 

Private parking can be seen in two ways in North Northallerton; either as 

within curtilage or private courtyard parking. 

Within curtilage parking should: 

Include occasional integral garages; reference could be made to the 

historic stable entrances seen in Brompton. Integral garages should 

be used sparingly as they can create dead frontage onto the street. 

Discourage car platforms and private drives to the front of property, 

where appropriate to include this type of provision it should be 

located between properties or on shared drives to the rear. 

Include only limited garage spaces, which should be sensitively 

integrated to maintain continuity. 

An example of parking poorly integrated into the urban form 

Large areas of parking within the development, servicing the uses such as the 

pub and the hotel need to be carefully integrated into the character of the new 

local centre. 

Examples of a variety of well integrated parking solutions 

96


Private courtyards will: 

Accommodate no more than 8 vehicles; 

Have at least one space as a dedicated disabled bay; 

Have some overlooking from property; 

Have clear and easy access to property; 

Be visually attractive, and in some instances create opportunities for 

activity e.g. Local Areas of Play or seating areas; 

Accommodate cycle parking and bin storage where appropriate. 

provides a safety and comfort barrier between pedestrian and motorised 

vehicular movements. 

Where on street parking is included it should: 

be incorporated as short runs of parking bays (maximum 5 bays) 

integrated into the street scene by interspersing them with street 

trees, and spaces ; 

aid traffic calming in residential areas e.g. parking layout in 

Homezones, pinch points along streets; 

be visually integrated with the pedestrian zones, reducing the 

dominance of the carriageway; 

be well overlooked and close to access to dwellings; 

not create a barrier to pedestrian or cycle movement; 

be carefully considered in the design of street spaces for example 

public courtyard spaces and homezones; 

be designed with safe opportunities for pedestrians to cross streets 

by providing appropriate gaps or built out areas to allow good 

visibility between parked vehicles. 

Private courtyards will be visually attractive 

Parking on street has to be handled carefully; the public realm should not 

be dominated by cars however the associated activity can help to animate 

a street. 

Streets should have a mixed approach to parking provision and on-street 

parking animating the streets will have a large part to play in this. Onstreet 

limited waiting parking bays should be used to encourage trade and 

activity around the local centre in particular. Manual for Streets 2 suggests 

that this adds to the street activity, provides improved security and 

Short runs of parking should be integrated into the street. 

97


Parking spaces in residential areas should be designated: 

to assist onward movement from the parked vehicle for people with 

disabilities and young children. 

be well distributed around the development. 

be located close to access to homes. 

incorporate appropriate signage, road marking and level access 

being mindful of street clutter. 

Additional spaces might also be designated for drivers who car pool or 

drive electric cars. Cycle parking should also be provided at key 

destinations, such as at shops and public transport interchange stops. 

Parking integrated onto the street can aid traffic calming 

Waiting and loading restrictions may be required at certain locations within 

the development such as: 

at main street/ road junctions to allow sufficient visibility 

protecting bus stops from parked vehicles 

limiting waiting around shops to ensure a turnover of spaces 

safeguarding residents’ parking opportunities from commuter 

parking to employment areas or the town centre 

It will be important to ensure that the restrictions are sympathetically 

signed and lined to constitute a balance between enforcing any traffic 

orders and ensuring that the environment is not compromised by 

unnecessary ‘clutter’. 

Parking courts should be well overlooked and close to property 

98


B. Quality Placemaking and Design 

B1. Developing a Distinctive Identity 

Creating local distinctiveness character and identity 

It is vitally important that new development within North Northallerton 

Development Area (NNDA) creates a distinct sense of place, and is wellrelated 

to the local context. The Masterplan Framework (see Figure 6.5) 

establishes the correct approach to delivering character and local 

distinctiveness at NNDA. 

Section 6 (the Masterplan Framework) provides an overview of the main 

character areas and an indication of the general approach to development. 

Within these broad character areas there is scope to provide a wide range 

of housing and develop distinctive sub areas, which will help to create a 

legible urban structure and enhance identity. More detailed design work 

should carry forward the design intentions and concepts for these areas 

and add to the structural approach set by the indicative masterplan. An 

agreed design palette will be required for the whole site and then this can 

be augmented and refined for character areas and phase by phase. 

Local distinctiveness and a sense of place are essentially about the 

physical characteristics of places and the relationship established between 

buildings, landscape, public realm and uses. Also people’s experience of 

those places where it is as much about the commonplace as about the 

rare, about the everyday as much as the endangered, and about the 

ordinary as much as the spectacular. 

The Council will strive to secure development with a strong sense of 

character. At this stage there is neither a preference for contemporary or 

traditional architecture, but that in either event the quality of buildings and 

their appropriateness for the site and Northallerton will need to be 

demonstrated. 

The strongest local vernacular can be found in the surrounding historical 

villages and the Council will support an approach which attempts to reinterpret 

the positive characteristics of these existing areas in a 

contemporary way. Developers will be expected to demonstrate how they 

have drawn upon the building traditions of Northallerton and its 

surrounding villages in any design proposals. However, it is not just 

buildings which create character, it is the layout of the street and 

relationships with open space. This necessitates consideration of the 

interrelationships between building, street and space at every level of the 

design process, from masterplan to detailed design and internal layout. 

New homes should have a positive relationship with village greens 

99


Village green in Brompton, incorporating open space at the heart of the local 

centre 

The roundabout on the green forms part of the street scene in Romanby 

Simple uncluttered elevations 

Character is often derived from how buildings address the street 

100


B2. Memorable Approaches and Gateways 

To create a successful and fully functioning environment the urban 

extension needs to represent a new ‘place’ in people’s perceptions – 

including both those that live and work there, and those that visit and pass 

through. This will involve creating environments that are memorable and 

distinctive, through their built form, landscape and streetscenes. 

A key part of the way people remember and understand places is by 

easily identifying gateways, key nodes, intersections and corners – using 

these reference points to navigate through the neighbourhood and 

understand their place within it. The routes between these points should 

also have a presence that reflects their role and importance. These 

elements should all fit within a logical and clear hierarchical structure, 

which relates to the movement framework and the uses that are taking 

place within it. It is also helpful to define the transition between different 

character areas. 

A clear hierarchy of intersections and street-types must be developed. The 

street hierarchy includes the following typology of routes: existing 

significant town route; village street (i.e. the new access road); village 

lane; village access route. Please see principle A3 for further details. To 

integrate with this route typology a hierarchy of gateways has been 

developed. 

public art installation, if this is deemed to be appropriate and in that event 

the artwork should be part of a wider landscape theme. 

Buildings here will need to be of a large scale, relative to the overall area, 

in order to match the scale of the junction. They are unlikely to be 

accessed directly off the junction but they must present a primary element 

to face it (i.e. raised in height or a strong frontage). Buildings here should 

be landmarks with a specially high design quality. This is especially true of 

the Darlington Road gateway, where the buildings will be offices and 

elements of the local centre (i.e. hotel or pub). The buildings will be set 

back from the junction but should have a high quality landscape scheme 

to front the gateway. 

Strategic Gateways 

Strategic gateways are the junctions at either end of the new access road: 

i.e. with Darlington Road and Stokesley Road. The new road bridge over 

the railway will also be a strategic gateway. These are the entry points to 

the new development and will be used both by highway traffic passing 

through the area and people accessing the uses within the NNDA. These 

are gateways and arrival points to Northallerton as well as being gateways 

to the NNDA. 

Strategic gateways are junctions that will carry a large amount of traffic, 

and are likely to be roundabouts. It is important that the roundabout has a 

landscape scheme that will make it visually distinctive, potentially with a 

Public art and effective lighting at a business use gateway 

101



102


Strategic Approaches 

The strategic approaches are the approaches to the strategic gateways, 

namely Stokesley Road north of the strategic gateway and on Darlington 

Road north of the strategic gateway. These approaches represent the first 

development that traffic will experience when entering the Northallerton 

(and the NNDA in particular). As such it is important that this presents a 

strong first impression to the town. The railway line, as it passes through 

the NNDA is also a strategic approach as it presents a well used route 

with good visibility to the NNDA as it passes through. 

Character Gateways 

Character gateways are the entry points to the different character areas 

within the development – namely the point on Stokesley Road when one 

enters the Stokseley View character area when travelling northwards; the 

junction of the new access road with Northallerton Road (representing the 

transition between the Halfway and Stokesley View character areas); and 

the point further west on the new access road where development begins 

(the transition between Halfway and the Hawthorne/Village Centre 

character areas). These changes in character should not be crude or 

cosmetic changes in buildings design. They should be signalled by a 

visual marker (building / group / landscape element). 

Strong frontages on major roads form a positive approach 

On the strategic approaches the amenity of adjacent development will 

need to be protected from the levels of traffic on these roads. This is likely 

to mean that development is set back from the road. Access to adjacent 

development may also be taken from surrounding roads. Nonetheless, 

development here should still present a strong frontage to these roads 

with high quality design. The scale of development should reflect the 

status and width of the road. High quality landscaping is needed where 

development is set back. This will include both sides of the road. An 

environmental enhancement scheme may also be required for Darlington 

Road and Northallerton Road themselves. 

Character gateways can be more locally focused and community-led 

Character gateways need to present a positive impression of the distinct 

character of the local place, through architectural expression. 

Development here should be slightly taller than the surrounding form, 

more interesting in appearance and should address these gateways in a 

positive manner (i.e. facing the gateway at 45 degrees and with a taller 

and more interesting element of built form). Landscape features are also 

recommended to define these points, and there may be potential for 

community-led gateway signage or public art. 

103


Character Approaches 

The character approaches are the routes where traffic passes through the 

NNDA, namely on Stokesley Road between the character gateway and 

strategic gateway; on Northallerton Road as it passes through the NNDA 

(with the development of Stokesley View on one side and the open space 

of Halfway on the other); and on Darlington Road between the strategic 

gateway and the existing industrial development to the south These are 

important as the frontage here will be visible to those using the significant 

town routes, and not just visiting the new development. This is in effect a 

front door to the development and it is important that a positive impression 

is made. 

The character approaches require strong development frontages, with a 

more continuous frontage than other streets and slightly taller 

development. Parking solutions should not undermine continuity of 

frontages along this route. The road here will be slightly wider and should 

be lined with development of greater visual prominence. There should be 

more opportunities for landscaping and these routes must provide safe 

and attractive pedestrian and cycle routes. Where frontages face the open 

spaces of Halfway on Northallerton Road they should be three storeys and 

present active primary frontages to overlook this space. 

Character approaches should have interesting and 

continuous frontages,rising in height at key nodes. 

Neighbourhood Nodes 

Neighbourhood Nodes are the six points on the new access road where 

junctions are formed with Village Lanes (where these are not greater level 

gateways described above). These are internal locations within the NNDA 

that will be visible to all those using the access road and will be well used 

for navigation by residents and visitors. 

Neighbourhood Nodes should be marked by development that turns the 

corner, addressing both the access road and the side-street. Height 

should be slightly increased with the corner elements more prominent and 

interesting and with their primary entrances here. Windows should 

overlook both streets. The houses should be located close to the corner 

and not set back too far. Pedestrian crossing facilities should be aligned 

closely to these nodes and node should allow for pedestrian movement in 

a generous and attractive manner with strong public realm. 

At key nodes buildings should be articulated to 

provide greater interest 

104


Key Corners 

Key Corners are points in the perimeter block layout where road junctions 

are formed (for example, as indicated in the Masterplan Framework). 

These are where village access routes and village lanes intersect with 

themselves or each other. Intersections with pedestrian routes, shared 

surface streets and one-way accesses to plots should not be classed as 

key corners. 

As part of the housing layout all key corners should be articulated with 

development that addresses the corner and provides either slightly greater 

height or visual interest (see D4). This is also true where vistas are formed 

down streets, in which case the facing building that terminates the vista 

needs greater articulation. The design of the corner building should ensure 

that dead frontages are minimised and activity and surveillance is 

provided to both elevations. Where key corners form crossroads the 

opportunity should be taken to create a stronger public realm with 

increased landscaping. 

All other corner locations need buildings which address each corner (see 

D4). 

Vistas should be terminated with features of visual interest 

Corner development should provide surveillance to both streets 

105


B3. Improving Safety and Security through Design 

To make the NNDA a successful place where people want to live, work 

and enjoy leisure activities, people must feel safe and secure. It is well 

publicised that the design and layout of buildings and spaces in between 

have an impact on crime, fear of crime and anti-social behaviour. It can 

also affect the reputation of an area constraining its potential for long term 

sustainability. This has influenced the form of the Masterplan Framework 

and must continue to influence its detailed design. 

Policy CP20 of the Core Strategy states that “Design of all developments 

(including transport schemes) must take account of the need to reduce the 

opportunities for crime and the fear of crime, disorder and anti-social 

behaviour, and promote safe living environments.” 

All new development in the NNDA will be expected to be designed to 

‘Secure by Design’ accreditation standards. Further detail on Secure by 

Design should be obtained from North Yorkshire Police. Secure by 

Design provides useful guidance for safety and security. This will involve 

detailed consideration of the guidance below at all spatial scales. 

safety. 

Buildings should front the street and provide active frontages, blank 

frontages should be avoided. 

A mix of uses, housing types and sizes can increase activity 

throughout the day which increases presence and surveillance. The 

masterplan achieves this by including residential and employment 

uses and by siting community hubs where they can act as focus for 

the community. 

In detailed design it is important to ensure that increased 

overlooking does not compromise the privacy of residential areas. 

Activity and natural surveillance 

Natural surveillance has a fundamental role to play in creating safe and 

secure places. Areas which are well used throughout the day and well 

overlooked, feel safer and therefore create places where people want to 

spend time. As a result, there is more activity which in turn increases 

surveillance. This increases the opportunity for criminal activity to be seen 

and therefore can deter criminal or antisocial behaviour. 

To increase activity and natural surveillance, the following principles have 

been followed and should be adhered to as detailed designs develop: 

Public areas including: streets, footpaths; cycle paths; play areas; 

open space; and car parking should be well overlooked. The 

masterplan layout enables this to be achieved for the green routes, 

green wedges and community hubs due to the siting of adjacent 

residential blocks. These public areas should be well lit to increase 

Houses provides natural surveillance over the open space 

Access and movement 

Creating safe and secure movement networks are essential to encourage 

people out of their cars and to walk, cycle or use public transport. This 

has both environmental and health benefits for the community. The 

106


NNDA is designed to be a ‘walking neighbourhood’ with a range of 

facilities available within 10 minutes walk. Existing Public Rights of Way 

are retained and enhanced alongside new connections for pedestrians 

and cyclists (for example between the Standard Way employment area 

and the new employment uses. The Movement Framework (see Section 

6) offers the opportunity to create safe routes. It proposes the use of 

village access routes for cyclists within the 6m carriageway (7.2m on the 

bridge), and providing a clear corridor for pedestrians. The framework also 

utilises the complementary open space and landscape framework, for 

example for pedestrian and cycle routes. 

Within the movement frameworks it is important that routes feel safe. To 

achieve this they will need to be overlooked, well lit and well designed. 

This will ensure that they will be well used, which reinforces natural 

surveillance. 

To create safe and secure routes within the movement framework, the 

principles below should be followed during detailed design: 

Routes must be well defined and legible, with good visibility at each 

end. 

Footpaths and accesses should be well overlooked and well used. 

Routes should be of a generous width, to avoid the feeling of 

enclosure, which can be threatening. 

Routes should be well lit, to increase feelings of safety and facilitate 

surveillance and provide greater opportunity for crime and antisocial 

behaviour to be detected. 

Routes should have a purpose, with a balance struck between 

permeable layouts and creating surplus routes which provide more 

escape routes for criminals. 

Access and footpath networks to the rear of buildings should be 

controlled. 

Ownership 

Pedestrian routes should benefit from natural 

surveillance from adjacent buildings. 

The masterplan framework includes a series of public spaces, and further 

spaces will be created within the housing blocks during detailed design. 

Public and private spaces with a clear role and well defined boundaries 

promote a sense of ownership and responsibility. Public space without a 

purpose can encourage anti-social behaviour, which reduces the feeling of 

safety. If the ownership of spaces is unclear, it increases the chance of 

crime / anti-social behaviour going unchallenged. 

107


The following principles should be promoted as the spaces are designed 

in detail: 

Private space should be well defined and enclosed, for example 

through the use of fences, walls, gates, hedges or changes in 

surface treatments. 

Public and semi-public spaces should have a clear purpose and not 

just become ‘left over space’. 

All spaces should be designed to have a clear function. 

access, but not to create a fortress appearance; 

Colour – fences should, where appropriate be a colour 

which will minimise visual impact; 

Visual permeability – it is often appropriate to allow views 

through a fence to aid surveillance and avoid the creation of 

hiding places; 

Robustness - material selection and build quality should 

ensure longevity and easy maintenance. 

Security features 

In some circumstances it is necessary to include appropriate security 

features, for example fences and shutters. This may be required at the 

boundary to some of the new employment uses, for example. However, 

such measures must be well integrated with the design of the building, 

and therefore must be an important consideration from the outset. 

Security measures which are not integrated into the design and layout of a 

building or space can actually dominate the space and increase fear of 

crime. 

When considering the use of security features, the subsequent principles 

should be followed: 

Where shutters are needed (such as on retail units in the community 

hubs), internal shutters should be provided. They should also be as 

transparent as possible to maintain window shopping views and 

interest. This reduces vandalism, fly posting and minimises the 

impact on the streetscene – which increases feelings of safety. This 

will need to be considered in the village and local centres. 

If well designed, bollards and gates can be attractive features. It 

must be ensured that bollards do not hinder pedestrian movement, 

particularly for those with disabilities. 

Fences obviously play an important role in enclosing space, and 

defining ownership/access arrangements. Key considerations when 

selecting fencing include: 

Height – fences should be a suitable height, to discourage 

Fences should be robust and simple but also visually permeable and 

coloured to reduce their visual impact. 

108


C. Environmentally Sensitive 

C1. Setting Development within the Landscape 

Integration at the rural edges 

There are broken views to the new development from the north and east 

across the fields. The semi-open landscape and gently sloping topography 

allow some filtered views to the edge of Northallerton and new 

development has to be sensitively considered in this context. The open 

landscape between the village of Brompton and the new development – 

the Brompton Gap - is considered unsuitable for development for a 

number of reasons including development coalescing and changes to the 

prospect from the houses at the edge of the village. This is very clearly set 

out in the Hambleton LDF Allocations Plan, December 2010. 

New development should relate to the wider countryside, some aspects of the 

traditional linear landscape features such as trees and hedges should be 

incorporated. 

The indicative masterplan illustrates a ‘soft’ edge to development. It’s 

considered inappropriate to create constant ‘green edge’ as dense 

planting can create a similarly inappropriate impact to that of built 

development. 

Structural landscape can be used in the green edge; however this should 

be done with great sympathy for the existing landscape character. Over 

lapping linear belts of trees and hedges are typical of the area and if 

located carefully can offer controlled views to the edge of the 

development. However it is important that these sit comfortably within the 

strong multi – functional concept for this part of the open space network. 

Developers are therefore encouraged to consider a sensitive and varied 

response to the rural edge that is based around a framework of the 

existing landscape structure. The use of the existing mature hedgerow 

and associated ditch which forms part to of the northern boundary of the 

site should be used to form a naturalistic edge treatment in keeping with 

the overall character in the wider area. Low density housing at the edge, 

interspersed with gardens and open spaces will also go a long way 

towards breaking up the edge of the development. 

Decreasing the densities and increasing plot size will also bring 

open/green space in between individual properties. This ‘open’ townscape 

layout should be informal in character. This would be supported by the 

design and layout of buildings which respond sensitively to the rural 

context; without undermining the legibility of the development. 

The key aims for development along the northern and eastern edges of 

the site are: 

To settle the new development sensitively in the existing landscape 

setting. 

To maintain some of the existing rural character at the edge of the 

development. 

In summary the rural edge of development should incorporate the 

following principles: 

A key part of the development of this site is the protection of the 

Brompton Gap. Great care must be taken to protect this space 

109


between the edge of Brompton Village and Northallerton. In 

particular the impact of the new access road and traffic and the 

landscape character around the new sports pitches need to be well 

considered. 

The existing landscape infrastructure, e.g. the hedgerows and the 

beck associated to the northern boundary of the site, should be 

used to settle the development in the landscape, mitigate some 

views and to create a ‘soft’ structure to offset the edge of the built 

development. 

There should be a layering approach to the development edge. 

Drawing together the built form, open space and structural 

landscape is the preferred approach to mitigate long views to the 

edge of the development. Long stretches of development or green 

screen are discouraged. 

Backs to the open countryside are discouraged, advantage should 

be taken of the rural prospect from the site. 

Larger residential property set in more informal streets are appropriate to 

some areas of N` orthallerton 

New housing at Newton-on-Ouse provides a strong, contemporary 

countryside edge 

110


C2. Creating a Green Framework 

The Open Space and Landscape Framework will be one of the 

fundamental parts of the masterplan and a key structuring element. 

The overarching aims and objectives for this framework are set out in 

Project Objective 5. 

To deliver these objectives the following section describes each of the key 

vision elements in the indicative masterplan and provides design criteria 

for the various types of open space they sit within, the elements and the 

open space typologies are shown on Figure 6.3: Open Space Framework. 

The vision elements below will set the quality and placemaking criteria for 

the development and the landscape typologies in the open space 

framework into which these sit. 

The key elements of the vision are: 

A. Halfway park 

B. The Village Green 

C. Stokesely View Gateway 

D. The meander at Hawthorne 

E. Green link 

- The access/link road at the new bridge 

F. North Beck corridor 

G. North Beck allotment 

H. Stokesley View orchards 

I. Hawthorne Wetlands 

J. Edge of development 

K. Significant SUD system 

Halfway Park 

The open landscape to the south of Brompton, known locally as Brompton 

Gap, will be protected for the amenity of the residents of the village and 

new development. To prevent coalescence between Northallerton and 

Brompton, this area has been left clear of built development in the 

Masterplan Framework.. North Beck and the regional railway run northsouth 

through this open space and it is important that these and the 

corridor of the category 3 flood zone associated to the beck is carefully 

incorporated into the landscape plans. 

The District Council is also seeking to form a new local sports hub based 

around existing recreation provision including the community centre and 

the swimming pool (see project objective 4). There may also be 

opportunities to link to sports provision at Allertonshire Secondary School 

and Northallerton Rugby Club. 

The Masterplan Framework seeks therefore to provide a new park at the 

heart of the development and it is envisaged that part of the gap will form 

the park. This piece of new green infrastructure will unify the east and 

west of the expansion area and link into the strong north-south corridor 

dropping down towards the town centre along North Beck. 

The new access/link road will be a new village street joining Stokesley 

Road in the east to Darlington Road in the west, this will pass though the 

landscape here, rising to cross the railway and the beck, and dropping 

away to either side towards the new development. The access/link road 

will have an effect on the landscape character of the area and particularly 

the Park, which needs to be carefully considered. 

The key principles for the Park are to: 

Create a central and easily accessible public open space; 

Define a strong character of the development and form an important 

landmark; 

Ensure that the new access link road doesn’t bisect the park and 

reduce the efficiency of the space; 

Preserve the rural character of the Brompton Gap as appropriate; 

Create a significant piece of green infrastructure, well linked to the 

wider landscape and the North Beck corridor; 

Retain existing landscape features including the beck, mature tree 

and hedge planting; 

111


Use the existing structural landscape as the framework for new 

wildlife corridors cutting across the site; 

Accommodate appropriate new wetlands and associated habitats to 

support bio-diversity; 

Mitigate views to the development, using linear landscape elements 

mimicking the overarching landscape character in the area; 

Protect views from Brompton towards the town centre and in 

particular All Saints Church; 

Ensure that a new SUD’s system is considered and fully integrated, 

new development should not put further pressure on North Beck. 

The design of the park should specifically: 

Include Hambleton District Council register of sports facilities 

compiled to meet regional needs which will be required within the 

development: 

- 6no. mini football pitches 

- 3no. senior football pitches; 

Associated lighting and ancillary facilities as required; 

These are the minimum requirements and future needs should be 

subject to further discussions as the development is detailed; 

Further design guidance specifically for outdoor sports provision is 

given with the Outdoor Sports Facilities typology information below; 

Including re-profiled landform to ensure level playing fields, and 

pitches which have appropriate drainage; 

Well orientated sports .pitches in a generally north-south 

arrangement. 

Sports pitches can have a more formal development character 

Ensure Halfway Park is an attractive and cohesive place with a 

balanced approach to the integration of sport and informal parkland 

character. Bringing through some of the informal, semi-rural 

characteristics of existing landscape features e.g. the beck and 

associated wetland and scrub planting into the design and layout of 

‘the gap’ provides opportunities to preserve some of the existing 

landscape character. 

Include a high quality all age play area located close to the existing 

recreational facilities, schools and proposed new sports facilities 

and ancillary buildings, to create a recreation cluster for young 

people. 

Further design guidance specifically for play areas is given in Play 

Areas in the typology text. 

Locate new sports facilities and their new ancillary facilities close to 

the existing community infrastructure, including the Civic Centre, 

and Northallerton Leisure Centre, to create a new recreation hub. 

These should be connected with potential around a shared arrival 

space. 

112


Provide a strong ecological corridor back into the town centre; this 

should be supported with the enhancement and inclusion of new 

habitats. 

Bring through some of the informal, semi-rural characteristics of 

existing landscape features e.g. the beck and associated wetland 

and scrub planting into the design and layout of ‘the gap’ provides 

opportunities to preserve some of the existing landscape character. 

Reinforce the unique character areas while providing a unifying 

element across the whole area. 

The key principles of the village green are: 

The linear green should be located close to the village centre, at the 

cross road between the main streets; 

The green will be an informal open space reflecting the character of 

traditional village greens in the area; 

It will become a memorable landmark and focus for village activities; 

That surrounding streets and spaces will relate in scale and 

character to the green and will not dominate the space; 

To create space of appropriate scale and proportions for its function 

and character. The village green shown on the indicative masterplan 

is broadly the same size and proportions as the historic green in 

Romanby. 

Sports pitches can have a formal character but the setting can be more 

informal 

The Village Green 

The new village green is a significant part of development, a new gateway 

into both the town and the new expansion; it is visible on the intersection 

of both the link/access road and Darlington Road. It will provide a 

gathering and social space at the heart of the village close to the 

commercial and retail centre. It will also provide a memorable landmark 

along Darlington Road. 

The village green is one of the key community components which will 

define the identity of this new place. The surrounding villages have greens 

at their core and it is an element which should make the development 

quintessentially of the local vernacular. 

The design of the green should include: 

Casual recreation (i.e. kick about etc), the green is essentially an 

informal space for sitting out close to the activity in the village centre 

(watching the world go by, dog walking, village fete’s, bonfire night 

etc); 

Appropriate community infrastructure, including a sign board, 

seating and lighting; 

Opportunities for art should be considered here; 

Some element of the SUD system, to mitigate against the effects of 

surface water run-off, it is envisaged that this will be a swale, and 

this may provide opportunities to incorporate a linear wetland 

feature; 

Some limited car parking could be sensitively incorporated, due to 

the surrounding commercial uses; however, suitable road crossings 

would need to be provided. 

113


It is a gateway to both the new development and Northallerton; 

It is the point at which road users can join the access link road and 

circumnavigate the town centre if appropriate. 

The key principles of the design include: 

Forming a new ‘green gateway’ and small open space as a 

landmark at this junction; 

Combining open space well with the built form to open up a 

distinctive space in the landscape; 

Create a suitable ‘buffer’ between the built form and the road to 

protect residential amenity; 

Reduce the ‘engineered’ impact of the road junction. 

One side of Romanby Green - the proposed green at North Northallerton is similar 

in size to the full extent of that at Romanby. 

Design of the gateway should incorporate: 

Opportunities for art where appropriate; 

Opportunities to include distinctive landscape features for example 

water of specimen tree to create a landmark. 

Village greens can be distinctive elements in the urban framework 

Stokesley View Gateway 

The junction of the new new access link road and Stokesely Road will be 

an important orientation point in the town. It is significant for two reasons, 

The Meander at Hawthorne 

There will be a variety of experiences but one of the most obviously 

landscape led is where development runs next to the meandering eastwest 

watercourse at the edge of Hawthorne. 

The key principles around the design are: 

To protect and enhance the landscape and habitats along the water 

course. 

To use the water and the emblem of the water to drive a strong 

character and place-making element. 

Creating a meander associated to the streets with an informal 

landscape feel. 

114


Minimise the number of times the corridor is crossed to reduce 

impact on the wildlife corridor. 

To create an off-set between the road and the property in 

Hawthorne. 

The design of this corridor should include: 

Sensitively incorporate the existing ditch and structure planting, a 

minimum wildlife corridor of 15m containing these elements is 

desired. 

Wetlands and swales where appropriate as part of an integrated 

SUD system. 

Green link 

The landscape associated to the new east-west access/link road will play 

an important role in the placemaking and orientation through the 

development. It is envisaged that the character of the street will vary along 

its length becoming more formal at key points in the townscape for 

example the village centre and significant intersections. 

The length of the street heavily influenced by the green framework is 

where the street passes through Halfway Park crossing the new bridge. 

Particular consideration needs to be given to the inclusion of existing 

landscape features, such as water courses and existing vegetation. At 

these points the road alignment has been influence by these elements to 

promote opportunities to retain and enhance some of these environments 

and bring them into the place-making of the new development. 

The Access/Link Road at the Bridge 

The road bridge gently rises and over sails the railway and North Beck, 

the change in level is up to 7m, and therefore the views to and from the 

bridge need to be carefully managed. 

The gentle rise of the access/link road and any views from the street will 

be a memorable part of the journey through the development. This will 

create a number of opportunities to develop the character. 

The key principles of the design for the road are: 

To create a rural lane character along the street. 

To ensure, as far as possible, that the bridge should not be a barrier 

to pedestrian movement, with the exception of the area under the 

bridge close to the beck and the railway line. 

To sensitively set the bridge structure in the landscape. 

To carefully manage views of the bridge from Brompton. 

To encourage views along North Beck towards the town centre. 

To ensure that there are good connections to and from the footpath 

and cycleways along the access/link road, Halfway Park and into 

the town centre. 

Specific guidance in relation to the bridge in the landscape includes: 

Using gently sloping landform to grade the bridge structure into the 

landscape, slopes should be no greater than 1:3 and where space 

allows shallower to encourage movement across the site. 

Employing belts of selective native tree planting to the north of the 

bridge used to create filtered views to the structure from Brompton. 

It is acknowledged that there will be glimpsed views to the elevated 

sections of the road and traffic and lighting. However using the local 

landscape vernacular, including hedgerows and narrow woodland 

belts direct views should be limited. 

The use of hedgerows beside the road to create the character of a 

rural lane along stretches of the street and mitigate views of traffic 

on the bridge. 

115


The key principles around protection and incorporation of the Beck are: 

To protect the existing structural landscape and enhance the 

landscape. 

To ensure that the effect on the beck and the biodiversity in the 

beck is protected and enhanced during and after construction of the 

access road. 

To promote selected views to the beck from the access/link road. 

To encourage appropriate waterside activity at suitable locations. 

To reduce access to the waterside where habitats need to be 

protected or enhanced. 

To respect the category 3 flood zone along the water course. 

Green links should be threaded through the development 

North Beck 

North Beck is a water course running north-south from Brompton towards 

the town centre. The watercourse it’s flood zone and the associated 

vegetation and habitats create a significant wildlife corridor connecting the 

edge of the town centre and the wider countryside. 

The regional railway line sits close to the beck and there is a strip of land 

between, which is for the most part protected for wildlife. The character of 

the becks is naturalistic and creates a strong linear structuring element 

through the site. 

The beck and railway form a threshold between the east and west of the 

development and the treatment of this in terms of pedestrian and vehicular 

routes is particularly significant. 

The landscape design considerations around the incorporation of the 

water course in the design are: 

Create long views down the watercourse from the apex of the new 

access road bridge. 

Co-ordinate a new north-south foot and cycle path into the town 

centre with the alignment of the beck. 

Sensitively work the landform and new gradients associated to the 

new access road into the existing watercourse corridor 

The impact of the earthworks associated to the new bridge on the 

flood zone. 

Access beside the beck under the road bridge should be designed 

out using landscape rather than heavily engineered solutions 

A limited number of low key pedestrian footbridges should be 

provided crossing the beck at significant locations i.e. close to the 

proposed Primary School, and at the northern end of the North Beck 

allotments. 

Landscape treatment e.g. reed or marginal planting buffers as 

appropriate, should control access to the edge of the beck rather 

116


than engineered barriers. 

ROSPA should be invited to comment on waterside safety in 

relation to the landscape design and access to the beck. 

North Beck allotments 

The location of the allotments in the indicative masterplan has been 

considered within the broader landscape and movement frameworks. The 

key principles around the incorporation of the allotments in the masterplan 

are: 

To locate them on a key pedestrian/cycle route for good overlooking 

and accessibility. 

To provide approx 0.5Ha, however this could be expanded as the 

optimum size for allotments is around 1.5Ha 

To locate allotments close to the recreation activity in Halfway Park 

and the proposed primary school to promote key messages around 

healthy living. 

To provide vehicle access and parking clustered with the provision 

for other amenities including the sports and play area, minimising 

access roads. 

Take advantage of the relatively open aspect of the linear corridor 

alongside the beck for the micro-climate. 

Specific design considerations referring to more detailed information is in 

the typology guidance below. 

Stokesley View Orchard 

The new orchard is located close to the remnants of an existing plantation 

adjacent to the Warren; the private property in the east of the site. This 

would link old and new orchards providing a new amenity for access for 

new and existing residents and an attractive landscape buffer around the 

existing property. 

The key principles for the incorporation of the orchard in the indicative 

masterplan are: 

To provide an attractive space which will help link together the new 

and existing development in the east of the site. 

To create a landscape focus at the heart of the lower density 

development in the east of the site. 

To provide an attractive buffer around sensitive private dwelling 

such as the Warrens. 

Specific design considerations referring to more detailed information is in 

the typology guidance below. 

Hawthorne wetlands 

To the west of the new road bridge it is envisaged that the landscape 

character will borrow much from the watercourses and flood plain 

character of the existing landscape and drive the character of the built 

development as such. 

This area also provides a good opportunity to introduce wetlands in line 

with ecological aspirations to increase wetland habitats in this area. 

The key principles for the incorporation of the wetlands into the indicative 

masterplan at this point are: 

The proximity to the existing watercourses offering opportunities for 

the creation of natural wetlands, providing opportunities to increase 

this scarce local habitat. 

Creating a memorable landscape approach to the village centre; 

carefully defined long views over the wetlands from the bridge will 

ensure this a memorable new place. 

Incorporate a series of attractive recreation experiences around 

(and over) the waterbodies. 

Creating a local recreation destination, for informal activities such as 

leisure walks, dog walking and seating. 

117


Creating new formal opportunities around the wetlands for example 

for education about the ecology in the area, fishing, feeding ducks 

or model boating etc. It is envisaged that this area would provide the 

environment for fairly genteel activities. 

Ensure water safety for all. 

Particular guidance around the design of the wetlands includes: 

The opportunity to create a series of attenuation ponds linked in 

character to the existing pond south of the site in the Standard Way 

Business Park. 

The inclusion of a mini football pitch and teenage facilities linked by 

pedestrian routes to Halfway Park, to support the recreation offer 

there, it is envisaged that this is well over looked from the road and 

the adjacent houses however set back from the wetlands. 

At the edges of the development, in the north and south of the 

wetland area, locate new woodland spinneys. These small copses 

will sit well in the landscape and act as part of the visual mitigation 

to the development. 

The inclusion of landmark planting, e.g. a specimen tree, to create a 

strong landmark. 

The potential for art, integrated landscape art, earthworks or 

planting. 

A ROSPA inspection to comment on waterside safety in relation to 

the landscape design and access to the beck. 

The Edge of Development 

This is discussed in some detail in C1: Environmentally Sensitive – Setting 

development within the landscape, however, there is some merit in 

highlighting some of the key principles within the open space framework. 

The landscape along the northern edge of this development is significant 

in settling the new built form in its surroundings and breaking up views 

from the edge of Brompton and beyond. 

Although linear landscapes are local features it is important that the views 

of the edge of the development are layered, with landscape elements not 

simply formed into a strong ‘green edge’. 

The lower density development proposed at the edges along Stokesley 

View and Hawthorne need to work sensitively with the open space and 

landscape ensuring this development is congruous with its surroundings. 

The key principles of open spaces and the landscape at the edge of 

development are: 

To set the new development, including the new road bridge, 

sensitively in the existing landscape. 

To maintain some of the existing rural character at the edge of the 

development. 

To include new recreation routes and connections to existing off site 

public rights of way. 

Specific design considerations include: 

Use of locally appropriate native species of trees and hedgerow 

plants to ensure the new landscape is settled in the broader rural 

environment. 

Use hedge planting and some staggered belts of planting to filter 

views from Brompton to the new road bridge whilst opening up 

some views from the access road over the surrounding landscape to 

ensure good natural surveillance of the spaces. 

A small number of judiciously located plantations or spinneys, 

planted at key locations however the prevalent landscape features 

are narrow linear belts of trees and hedgerows these should be 

used in stretches combined with the build form where appropriate 

Existing hedgerows and structure planting, retained wherever 

118


possible and integrated into the design for the edges 

Small open spaces, woven into the development edge in 

relationship to the built form, to break up the mass at the edge of the 

development and provide amenity for the new residents. 

smaller ponds dispersed around the development rather than one 

large water body. 

To create wetlands as part of the creation of a the SUD system; one 

of the local habitats identified as scarce in the area 

Linear landscape elements are local features 

SUD system 

A key part of the landscape framework is the sustainable urban drainage 

system. It is important that this is integrated into a variety of the framework 

layers, in particular the open space. Opportunities to link the SUD system 

to placemaking and habitat creation along with the drainage strategies are 

a key part of this. 

The key principles in the inclusion of the SUD system in the open space 

framework are: 

To create a network of ponds, swales and ditches fully integrated in 

the open space framework 

To employ water and the character of water at key places in the 

development to create memorable landmarks and a strong identity 

for the lower density character areas. 

To appropriately integrate water bodies in the landscape, a series of 

The landscape design principles relating particularly to the SUD system 

are: 

To create a new wetlands area close to Hawthorne and a threshold 

to the village centre 

Include a SUD element at the village green as a feature of the 

landscape 

To create attractive amenity spaces with the new employment 

areas, incorporating SUD to bring in an informal rural character 

reflecting the rural fringe location. 

Vary the character of the linear SUD elements e.g .ditches and 

swales along the access/link road to differentiate the character 

along the street. Some of these elements could be formalised in the 

village centre e.g. creating rills or more architectural responses 

Local open spaces 

Local amenity will be appropriately created within the development plots. 

Some of the more significant spaces have been indicated on the indicative 

masterplan and these include the small green incorporating the existing 

orchard and landscape features in front of the Warren and the linear 

landscapes following the field pattern in Stokesley View and Hawthorne. 

More detailed design guidance is given below in the amenity green space 

guidance. 

119


With additional typologies of: 

Private outdoor space 

Accessible countryside in urban fringe areas including footpaths 

and recreation routes. 

Simple informal spaces can provide relaxing amenity spaces for local people 

Open space typologies and guidance 

The individual vision elements above are all located within the broader 

open space framework made up of different types of space. 

This section briefly describes the character of the different open space 

typologies which will be expected to be provided within the development 

and outlines key principles that will influence their design. For the 

purposes of this guidance the District Council’s typologies are set out. 

Amenity green space 

Play areas 

Facilities for young people 

Outdoor sports facilities 

Allotments 

Amenity greenspace 

Amenity is taken to mean informal recreation spaces. Informal areas are 

important flexible spaces allowing a range of impromptu recreational 

opportunities. These spaces would occur throughout the development 

area within an open space network and be particularly integrated as local 

green spaces. 

Amenity green space within the area should be designed to maximise its 

value from one or a number of perspectives including: 

Informal, imaginative play; 

Exercise; 

Habitat creation; 

Aesthetics; 

Views, and 

Opportunities for artwork. 

Amenity green spaces should also be designed so they are: 

An important component of the scheme and not left over spaces. 

These areas can be integral to the quality of the place, for example, 

it is envisaged that the linear green spaces lining the access road 

will provide part of the distinctive character of north Northallerton. 

Be of a suitable size to allow appropriate use of space. The location 

of appropriate uses should form part of the overall open and green 

space strategy which is to be agreed between the developer 

and local authority. 

120


Designed and located in a manner which will not cause nuisance to 

adjacent land uses. Building in factors such as: natural 

surveillance; a sense of ownership; strong, effective 

management; and sufficient maintenance budgets are essential. 

The Open Space and Landscape Framework plan illustrates a potential 

location for such a provision related within the Masterplan Framework. It 

should be noted that this plan illustrates the opportunity to site play close 

to appropriate destinations e.g. schools, the leisure centre, sports 

provision and within key public spaces. It does not describe the level of 

provision and accessibility requirements. Developers should agree these 

with the District Council. 

Amenity space with some simple provision for teenagers 

Provision for children and teenagers 

These types of spaces can include play areas, skateboard parks, outdoor 

basketball hoops, and other more informal areas (eg 'hanging out' areas, 

teenage shelters). The quality of these spaces is important as they can 

provide exciting recreational opportunities for the young and encourage a 

healthy and active lifestyle. 

The Local Authority will expect children’s play spaces to be provided 

strategically using the traditional Fields in Trust (formally NPFA) 

guidance, Planning and Design for Outdoor Sport and Play as a basis for 

minimum provision. It will also welcome innovative proposals to augment 

these areas with other types of play and sports facilities. Early discussion 

of mechanisms to secure appropriately phased provision will be required 

and it is anticipated that house builders will contribute to a strategic fund. 

This type of provision should: 

Include play facilities in line with the Council’s SPD requirements 

which expand and rationalise National Standards set out by the FIT 

planning and design for outdoor sports and play in line with District 

need. 

Be well overlooked, whilst respecting appropriate buffer zones. 

Be accessible and inclusive, easy to reach and welcoming for 

children of all abilities. They might be located at key intersections 

and nodes of activity. It is recommended this might include 

clustering play areas close to schools and other family destinations. 

Be of the highest quality establishing a designed space to inspire 

and welcome children. 

Be designed for the age group they intend to serve, to discourage 

inappropriate use by older children. 

Be sensibly located to aid parent and guardian supervision. 

Potentially clustering age defined play areas. 

Provide a variety of safe opportunities for teenagers taking into 

account their particular needs and social behaviours. 

121


provision. 

Provide appropriate ancillary facilities. Lighting, parking, toilets and 

changing provision should all be considered. 

Provide facilities that are accessible and inclusive, with a cluster of 

facilities located at key destinations and on good pedestrian and 

cycle routes. Design of the areas should be carefully considered to 

provide a user friendly environment. 

Provide for a range of abilities; e.g. club level to community facilities 

as appropriate. 

Have access arrangements and long term maintenance implications 

agreed prior to inclusion in the development. 

Play can be sensitively and simply integrated into the landscape 

Outdoor sports facilities 

This would include sports facilities on the whole natural surfaces or where 

appropriate artificial surfaces, it is anticipated this will be publicly 

accessible provision. The Open Space and Landscape Framework 

outlines where sports provision could be provided. These are in some 

instances located close to exsitng sports destinations but more 

importantly located close to green links and within good walking 

distances for the urban extension and the wider area in particular 

Brompton and the Town centre 

Sports provision should: 

Include appropriate facilities in terms of need for the immediate and 

broader area through discussions with the District Council and 

reference to the SPD. 

Deliver the highest quality public facilities. For example publicly 

managed facilities and partnerships including dual use school 

grounds and commercial provision with agreed public access. The 

provision of these managed facilities would need to be discussed 

and agreed with the District prior to inclusion as part of sports 

Sports facilities e.g. changing and pavilions can be sensitively integrated into the 

landscape 

122


Allotments and orchards 

Growing food on allotments can form a part of a healthy lifestyle however 

allotments are not always well used and success is very much based on 

take up. The SPD takes a pragmatic approach to the provision of 

allotments and it is suggested that they are provided on a demand led 

basis. 

However given that against national standards Northallerton has a 

shortfall of this type of open space and the potential opportunities to 

create a centrally located facility within the Brompton Gap, new allotment 

provision should be considered within the development and discussed 

with the District Council as part of open space provision for this 

development. 

The area of allotments required for the quantum of development is 

around 0.5Ha, as set out in the SPD. The most efficient size for an area 

of allotments is thought to be around 1.5Ha. 

To meet the accessibility criteria it may be prudent to look for a small 

area of allotments on the site, ideally located with the amenities provided 

in Brompton Gap. There should be some room for expansion as part of 

this. 

The indicative masterplan identifies a potential area for 0.5HA of 

allotments; located in Brompton Gap, in the south of the site on existing 

agricultural land. Discrete yet accessible areas might be appropriate for 

allotments; locations which are visible in the townscape might be suitable 

for ‘designed’ orchards or gardens. 

Allotments should: 

Be located within walking distance of homes and on major routes. 

Residents should ideally be within 15 minutes walk of the 

allotments. 

Be carefully integrated into the urban framework. Spaces do not 

have to be well overlooked but must not diminish the visual amenity 

of the townscape. 

Where appropriate be secure and gated, with controlled access. 

Be located with respect to quality of soil, aspect and micro-climate. 

Allow approx 250sqm per allotment plot. The number of individual 

allotments should be agreed with the Local Authority. 

Allotments can offer healthy lifestyle options for new residents. 

Private outdoor space 

Over recent years there has been a growing trend for smaller and smaller 

private gardens. This is in part due to requirements for higher density 

standards, but also relates to a desire from housebuilders to maximise 

the number of units on any land parcel. The Council are keen to see 

adequately sized gardens, across all property types, as advocated by 

PPS3 (Housing). The density gradients advocated in this document allow 

scope for this to happen (average density of 30 dwellings per hectare 

across the site). The dimension of gardens should be agreed with the 

authority in relation to residential development proposed. 

123


Accessible countryside in urban fringe areas including footpaths 

and recreation routes 

Linking into welcoming recreational routes crossing the countryside can 

have health and education benefits for local people. 

Development at the rural fringe should allow good access to the 

countryside and there are a small number of existing footpaths emanating 

from the site which offer opportunities for connections to new footpaths. 

There will be an emphasis on the retention and extension of the existing 

footpath network and the orientation of the routes. These existing 

networks have been considered as part of the indicative open space 

framework. Developers will be expected to do likewise and ensure that 

these routes are retained and enhanced as part of the open space and 

movement networks. 

Access to countryside should be promoted through: 

Retention and extension of existing footpaths linked to new 

footpaths shown in the movement framework; 

Comfortable ‘recreational’ north-south routes across the site 

ensuring connections from the town centre to the rural landscape 

and villages beyond the town; 

A network of routes crossing the site including recreational routes 

connected into the existing footpath system; 

A clear and well signed system of footpaths connecting key 

destinations. 

The promotion of the new footpath connections through healthy 

living initiatives and footpath information. Developers should support 

this and ensure routes are well publicised. 

Existing public rights of way from and through the site should be promoted. 

Other opportunities for open space 

Open space provision can accommodate many diverse activities, ideas 

and opportunities and this should be covered in the development 

proposals. Ideas including events space, possibly for festivals or 

community gatherings; opportunities to include educational initiatives for 

example interpretation boards or trails; or even community structures 

such as pavilions, bandstands or small shelters might also be considered. 

Potential opportunities to include water and wetlands associated to the 

SUD’s system as a recreational resource need to be considered. In 

particular wildlife and education opportunities should be looked at. It may 

not be appropriate to encourage active recreational use on the water; 

however this should not be ruled out. 

Developers should be particularly aware of their responsibilities in regard 

to waterside safety and ROSPA should be negotiated in respect of this. 

124


features will need to be protected in the same way as retained, during 

construction. 

Advanced landscape and planting should: 

Ensure that structure planting is implemented at least three years in 

advance of development to allow for good establishment, earlier if 

possible; 

Ensure that advanced planting reflects appropriate species mixes 

for the function e.g. quick screen to protect amenity during 

construction, and any management required for example thinning is 

undertaken as appropriate; 

Be protected during the construction phase, to ensure all landscape 

elements to be retained are not lost during the build out of plots. 

There may be opportunities for an array of different type of function within some of 

the open spaces, including events and gathering spaces. 

Implementing landscape framework, advanced planting 

It is important that the phasing and implementation of the landscape 

framework is logical. If the open space network is to protect habitats, and 

act as a conduit for movement and potentially a SUD system; its creation 

should ensure that elements relating to these particular functions can be 

put in place early in the construction phase. 

Planting structural vegetation well before the construction of the built form 

will allow plants to become established and help to settle the 

development in the landscape. This might also be a consideration in the 

establishment of temporary planting to preserve visual amenity during 

construction and shelterbelts (if they are to be included). New landscape 

Long term aspirations for management 

It is critical at the outset to understand how different areas will be 

managed. Identifying who will have management responsibility and 

ensuring that the levels of maintenance required for certain types of 

landscape can be met financially, and the maintenance skills required are 

available. 

It is important that a collaborative approach to the long term management 

is undertaken. A number of opportunities to structure a management 

vehicle for a high quality and varied open space network might be 

explored, and should consider: 

Management Companies and Trusts; 

Council management; 

Management of areas by other bodies for example partnerships 

such as the Forestry Commission; 

Public/private partnerships for example managed sports facilities. 

125


Viable and integrated approaches to the management of all open space 

will need to be agreed in advance of implementation. Where areas of 

open space are considered for adoption by the District Council a detailed 

and costed management plan for the maintenance of areas should be 

provided for agreement. The Council is also likely to require developers 

to maintain them for not less than three years prior to adoption in order to 

be certain that planting is establishing and will grow on to achieve the 

design objective. The Council will also require a commuted maintenance 

payment providing for a period of ten years from the date of adoption. 

The design should consider opportunities to include alternative 

management methods which might be considered more sustainable, 

reducing the environmental impact of the spaces. 

Consideration might be given to: 

The use of informal landscape treatments which might require less 

intensive management regimes; 

Siting new landscape habitats at appropriate locations to benefit 

from microclimate, aspect, soil, seed bed and water movement; 

Linking where appropriate landscape type so they can be easily 

managed; 

Design landscapes which might be managed with limited chemical 

or mechanical intervention; 

The use of traditional non mechanical maintenance methods for 

example grazing areas; 

Technologies which reduce long term interventions and ensure 

good establishment of planting for example the incorporation of 

mycorrhizae fungi at implementation. 

The landscape framework can provide a strong amenity setting for new 

housing 

126


C3. Increasing Local Biodiversity 

Increasing Local Biodiversity 

The open space network must have an ecological function. It is important 

to create a complete network of wildlife corridors and opportunities for 

wildlife reaching across the site. Protecting and enhancing existing 

habitats within the open space network will reduce the impact of the 

development on existing species. Retaining significant elements will also 

form the building blocks for a robust biodiversity framework, which will 

need to be presented as part of the development proposals. 

Bringing existing landscape structure and areas of ecology through the 

design of the new development will shape development areas at a 

strategic level. Working with influences such as biodiversity, topography, 

drainage and existing vegetation offers opportunities to sensitively site and 

orientate development, new open spaces and roads. 

One of the key elements of the design of the new settlement, therefore, 

will be incorporating an ecology framework and ensuring there is a good 

network of wildlife corridors connecting the development to the broader 

countryside beyond. 

The most relevant documents with regard to ecology and biodiversity in 

the district are the Habitat Regulations Screening Report, LDF 

designations and the Hambleton Biodiversity Action Plan (HBAP). These 

reports show that there are no designated wildlife sites within the site and 

that the development would have no impact on regional Natura 2000 or 

RAMSAR sites. The HBAP gives more general advice on the various 

habitats and tackles wildlife conservation issues. Habitat classification 

work has shown that the habitats that are of highest value for wildlife are 

scarce in the District. 

The Wildlife Audit Steering group formed for the HBAP was tasked with 

preparing a wildlife audit and was seeking to put this information on GIS; 

this is not available for the site at present. 

A recent phase one habitat survey for the site indicates the potential for a 

number of protected species, however it is felt that the majority of the 

existing biodiversity is focused along the becks and key structural features 

such as the hedgerows. However, the intensively managed farmland 

covering much of the site does have potential to support breeding birds. 

Early discussion with the County Council’s ecology unit is recommended 

and it is suggested that the following elements should be promoted where 

appropriate in the masterplan: 

Wetlands 

Woodland 

Species rich grassland (protect existing within the verges) 

Wet grasslands 

Opportunities should be taken for new woodland creation 

Working with the existing landform and wildlife corridors will reduce the 

impact of the development on the wider area and its resources, making it 

more sustainable. 

This site is essentially rural fringe and greenfield, though intensively 

managed for many years as farmland there are a number of significant 

features focused on the Brompton Beck, associated ditches and the 

127


railway corridor. The zone 3 flood area associated to Brompton Beck is a 

significant landscape element and constraint on the developable area 

however this area offers a range of landscape, recreation and ecological 

opportunities which should be embraced in the new development. 

On the whole the hedgerows through the site are not of particular 

ecological merit intrinsically (i.e. are species-poor hedgerows); however, 

as they provide landscape structure and relate to the history of the site, it 

would be sensible to use them as a reference point for the layout. These 

hedgerows may also provide the structure for some existing, new and 

enhanced wildlife refuge habitat and corridors through the site. 

Existing retained hedgerows should preferably be retained within the 

public realm. Should this not be feasible, measures to mitigate against the 

potential future loss or deterioration in hedgerows which have become 

part of private curtilage should be demonstrated. It is thought that 

hedgerows should for the most part be preserved and enhanced in public 

places, though consideration can be given to incorporating them in private 

property. 

Existing hedges can provide a linear feature for infrastructure such as 

sustainable drainage systems and footpaths to follow. 

The selection of appropriate native species to enhance hedgerows and 

reinstate the tree planting should be discussed and agreed with the 

County Council’s Ecology Unit. 

Careful consideration should be given to species selection across the site 

both in terms of enhancement of existing and new. On the whole it is felt 

that the ‘rural’ character of this location should be reflected by the use of 

native species. Species selection should be discussed and agreed with 

the District Council. 

This development will aim to: 

Include a well connected network of wildlife corridors through the 

development; 

Avoid (where possible) any direct harm or disturbance to legally 

protected species; 

Protect existing scarce ecological features in the network e.g. the 

wetlands and water courses; 

Enhance ecology and biodiversity within the network and where 

appropriate across the site. 

New wetlands can act as recreation as well as ecological resources 

With respect to biodiversity, the principle aim is to minimise damage to the 

existing local ecology and, where possible, to enhance it. Where damage 

to functioning ecosystems, their associated habitats and species is 

unavoidable, measures must be proposed to mitigate and compensate for 

these impacts as well as avoid any breech of wildlife legislation through for 

example the application of European Protected Species (EPS) licences 

where applicable. 

These existing ecological resources have been identified as providing 

potential habitats for a number of protected species including great 

crested newts, reptiles, breeding birds, wintering birds and barn owls, bats 

(roosting, foraging and commuting), water vole, otter and white-clawed 

crayfish. 

Information outlining species found on the site and measures taken to 

protect habitats should be presented to the District Council, and Natural 

128


England at an early stage for discussions around retention and 

incorporation of wildlife habitats. 

The following guidance should be considered regarding the strategic 

integration of existing and potential ecological features in the development 

framework. A new biodiversity network for the expansion area should: 

site management plan is produced to ensure that biodiversity is 

protected through the site clearance and construction phases, and 

that existing, enhanced and newly created habitats are appropriately 

maintained into the future. 

Ensure significant existing habitats are integrated and enhanced; 

Support opportunities through the development to increase habitats 

in line with the Hambleton Biodiversity Action Plan (HBAP) targets 

e.g. the creation of wetlands; 

Consider opportunities to retain and enhance some wooded areas 

as nature conservation areas without public access, particularly 

close to Brompton Beck and the railway line where public access 

would not be appropriate; 

Promote the integration of potential habitats ‘outside’ the open 

space network, for example boundary treatments such as hedges, 

gardens, street spaces and trees. These can be integrated into the 

biodiversity strategy to cast a fine green net across the remainder of 

the development; 

Integrate and enhance existing Green Infrastructure; 

Implement a strategic programme of hedgelaying as appropriate; 

Ensure hedgerows are only breached where there is no alternative - 

services should be carefully tunnelled underneath with minimal root 

severance using trenchless technology where possible; 

Discourage development in the areas associated with Brompton 

Beck and the flood zone, where it is likely that the greatest areas of 

biodiversity occur; 

Consider new wetland areas as part of any SUD systems on the 

development, and these areas should be incorporated and 

contribute to the overall wildlife strategy for the site; 

It is recommended that following further protected species surveys 

to determine which species are present on the site, an ecological 

The NNDA should become an area for wildlife as well as people 

129


C4. Supporting Environmentally Sensitive 

Solutions 

should form an integral part of the building design and not be an 

afterthought, ‘stuck onto’ the built envelope. 

The Outline Sustainability Strategy has been explained in Section 6. This 

set out the masterplanning principles which have been followed in the 

preparation of the Masterplan Framework and which will ensure 

sustainability within the NNDA. It also highlighted Hambleton DC’s local 

policies on sustainability, which developers will be expected to follow for 

development in the NNDA. The purpose of this section is to supplement 

this Strategy by providing further guidance, beneath the masterplanning 

level, that developers should follow at detailed design stages. 

Developers will be expected to produce a detailed Sustainable Design 

Statement (as a supplement to the design and access statement) for all 

new schemes within the development area. This will ensure that 

sustainability issues are built in to the design process from the start. The 

Sustainable Design Statement should drive the overall design approach 

and should aim for exceptional standards. The statement should set out 

how the design and construction of buildings responds to the requirements 

of this section of the design guide and any relevant policy guidance which 

may increase in importance in the future. The content and approach 

described in the Sustainable Design Statement should be agreed by all 

members of the design team, the developer and the Local Authority early 

in the process. Developers (and future house builders) will be expected to 

adhere to the sustainable design statement. The council will expect to see 

a good link made to the Climate Change Act 2008 and the opportunities to 

generate renewable energy and feed in tariff payments. 

It is important to recognise the impact of development and an increased 

population on the environment. It is also appropriate to consider the whole 

life cost of a building and how its design and specification can benefit 

consumers and users in the longer term. 

Green design features such as enhancing the natural environment, 

protecting water use and increased use of local and natural building 

materials, must be considered throughout new residential areas, 

particularly where this will help to meet the minimum environmental 

standards set out above. Where new green technologies are applied, they 

Green Roofs 

Sustainability Principles for Detailed Design 

The following sustainability principles provide a brief description of the 

attributes that the Council will expect to see implemented when the NNDA 

is progressed. More detailed development and discussion with officers will 

be required as proposals are developed. 

1. Building sustainability targets 

Buildings should be designed to reach the maximum sustainability levels 

that can be achieved within the site and project parameters. This is 

expected to represent a minimum target of Code for Sustainable Homes 

Level 4 and BREEAM ‘Excellent’ for non-residential buildings, rising as 

standards increase over time. These targets will increase and adjust in 

time in accordance with prevailing Government guidance. A minimum 

standard of ‘Silver’ in the Building for Life criteria should also be sought. 

130


2. Layout and orientation 

The layout design and positioning of buildings should have regard, where 

possible, to solar gain, natural cooling through shading of streets and 

providing shelter from the wind by buildings, walls and planting. This will 

minimise energy requirements. In the NNDA Masterplan the orientation 

and topography of the site has been used to maximise the extent of southfacing 

development. 

3. Designing for flexibility and adaptability 

Buildings should be designed and constructed to enable their long-life and 

to accommodate flexibility and future-proofing. This will include 

consideration of whole life-cycle costs, the provision of adaptable nonresidential 

buildings and adoption of Lifetime Homes principles 

Designing for flexibility and adaptability applies to residential properties, 

and commercial and industrial premises. The principle is to allow change 

and development to occur over a period of time, for example buildings 

near community hubs that can be either residential, retail or commercial 

without significant interior or exterior alterations. 

Homes should be designed to enable home working with excellent internal 

cabling and high broadband infrastructure. 

4. Designing for energy efficiency and renewable energy provision 

Policy DP34 in the Council’s Development Policies DPD requires new 

developments to deliver 10% of total energy demand from renewable 

sources. WYG have considered an emerging energy strategy for the 

NNDA and this has been summarised in the Outline Sustainability 

Strategy. 

Similarly, micro generation technologies should be considered as a way of 

reducing the carbon footprint of new buildings and homes, to help achieve 

zero-carbon ratings. Such provision would help reduce energy 

requirements of the urban extension and help residents and businesses to 

make good use of the Feed in Tariff. Developers will be expected to 

demonstrate that they have considered these approaches in their 

Sustainable Design Statement. 

Designers and developers should reduce the energy demand by 

facilitating positive micro-climatic conditions through the layout of 

buildings, creation of shelterbelts and integration of landscape, maximising 

solar orientation and light penetration. 

The performance of new property in reducing energy consumption also 

needs to be well considered and new buildings will potentially include 

insulation, mechanical cooling, timers and thermostats as methods of 

controlling heating, and environmentally friendly, locally sourced or 

recycled building materials. 

Grey water recycling 

5. Designing to conserve water 

There are many simple measures that can be incorporated into buildings 

to significantly reduce water consumption and save money. 

For example where appropriate, developers should provide rainwater 

harvesting systems that use rainwater to flush toilets and grey water 

recycling systems that clean and re-use water from sinks and washing 

machines. 

131


6. Waste management 

The design of buildings should incorporate the storage of segregated 

recycling waste. The design of the street layout must provide for its 

collection and an appropriate collection strategy must be agreed with 

Hambleton DC. This applies to residential, employment, retail and 

community uses. Household composting should be accommodated and 

encouraged. 

7. Landscape embracing the highest environmental ambitions 

The Open Space and Landscape Framework provides a number of 

opportunities to minimise the environmental impact of new development. 

This includes potential opportunities for: 

Sustainable Urban Drainage (SUDs) and natural filtration methods 

incorporated to help reduce surface water run-off and control water 

release and reuse from the site; 

A network of good non-car routes across the site; 

Locating new landscape typologies close to key destinations to 

reduce journeys; 

Multiple use of the landscaped areas to enable passive leisure 

activities as well access corridors; 

Increased biodiversity. 

Within sustainable design statements, developers will be expected to 

present design codes and guidance for the development area including a 

Landscape and Visual Impact Assessment 

By including landscape objectives for Code for Sustainable Homes Level 

4, embracing wildlife friendly planting and bird and bat roosts and using 

green roofs the biodiversity network across the site could be reinforced. 

Within development areas planting should support local biodiversity, for 

example in hedgerows, street trees and within private gardens. The 

inclusion of green roofs would also reduce the urban heat island effect and 

in some cases provide additional open space. 

Long term maintenance aspirations for the new landscapes should be 

worked through designs from the outset. The landscape features should 

be designed to allow appropriate management, in the interest of protecting 

flora and fauna. Clear management regimes and responsibilities should be 

in put in place from the outset. Opportunities to reduce the need for 

chemical interventions such as fertilizers and weed killers, by use of green 

manure or mycorrhizal fungi to aid establishment should be part of the 

implementation process. 

Apprenticeships and local jobs managing and maintaining local 

landscapes should be encouraged by identifying and supporting local 

initiatives. Healthy living initiatives, including walking routes, healthy eating 

information and allotments schemes should also be promoted. 

Allotments can encourage healthy eating 

8. Sustainable Construction 

The construction process itself should be as sustainable as possible and 

contractors/developers should be considered using an assessment of their 

sustainability credentials. Materials should be responsibly sourced 

(including recycled materials where appropriate), waste should be 

minimised, transportation impacts reduced and energy impacts managed. 

132


9. Minimise disruption during construction 

The development of the NNDA should be planned and implemented with 

the aim of minimising the disruption to local wildlife and vegetation. This 

will include conducting appropriate surveys, seasonal timing of works, 

longer term phasing, replacement and temporary habitat, tree protection 

etc. 

133


D. Well Served and Run Communities 

D1. Integrating a Mix of Uses 

Developing a mix of land uses, as opposed to zoned housing estates or 

business parks, is essential to the creation of sustainable communities. 

The need to travel can be greatly reduced. Vital places develop where 

there is interaction between the users of different facilities and buildings - 

cafes serving business uses, residents supporting local shops and pupils 

accessing leisure facilities. Such integration also ensures the use of areas 

through an extended day, creating safer environments with more ‘eyes on 

the street’. 

community infrastructure and local hubs are covered in the next section. 

Some uses will not be appropriate for mixed use elements, such as 

distribution warehouses, due to bad neighbour issues. 

A fine grain mix of 

uses promotes 

pedestrian movement 

and activity 

Active uses should front key public spaces 

The indicative masterplan framework allows for a mix of uses including 

local centres or community hubs containing commercial and community 

facilities, schools, leisure activities and employment opportunities. Uses 

are mixed wherever possible, both horizontally and vertically. The latter is 

particularly appropriate for living above the shop, small scale office / 

workspace above retail and live/ work units. Specific issues relating to 

In providing for a mix of land uses the following should be adhered to: 

Sensitively integrate land uses horizontally to avoid unsustainable 

zoning of development; 

Where possible integrate uses vertically, ensuring that safe and 

attractive access is provided from the street – this is of particular 

relevance in and around community hubs; 

Design mixed use schemes to minimize potential conflicts between 

different users, including noise, amenity and servicing; 

Locate employment where there is good access by public transport 

and foot/cycle as well as for vehicles; 

Ensure that employment uses positively address the street with 

active frontages, rather than being set back behind car parking or 

being fronted by blank facades; 

Where possible break up the bulk of larger footplate uses by 

‘wrapping’ smaller units around key frontages. 

134


D2. Developing Community Hubs 

Providing local commercial and community facilities for the development is 

critical in creating a sustainable community rather than merely a housing 

estate. The clustering of such facilities as hubs assists in providing a 

‘heart’ for the area and providing mutual support for shops and facilities. 

Importantly community hubs need to be integral to the broader hierarchy 

of town, suburban and village centres – and not compete with them. Long 

term sustainability is a key consideration, as many small neighbourhood 

centres and parades were developed in the 20 th century that have not 

proved to be viable, in large part due to locations that have left them 

isolated from potential passing trade. Schools and open spaces and their 

relationship with community hubs will be considered in later sections. 

community facility and changing rooms linked to sports facilities 

immediately to the north. 

Activity should spill out into the public realm 

Hubs provide a range of uses for the local community 

The indicative masterplan framework allows for two community hubs. One 

on Darlington Road with a commercial focus including potentially half a 

dozen small shops with homes or workspace above and a hotel/family pub 

orientated around a village green. The second is located around the road 

fork of Brompton Road / Stokesley Road. Building on the existing shop, 

school, council offices and leisure centre this hub provides a focus for 

further community facilities potentially including a primary school, health/ 

Key design principles should be followed: 

Develop at a scale that complements the town centre and other 

nearby facilities as part of a Northallerton wide hierarchy of centres 

and hubs; 

Locate so as to maximise the potential of passing trade related to 

main road frontages, public transport and foot / cycle routes; 

Provide safe and convenient connections to schools, residential and 

business areas including new developments and the existing 

Standard Way employment area; 

Distribute facilities in a compact form – courtyard or two sided street 

- so as to encourage a safe and convenient user circuit; 

Design in flexibility at the edges to allow for future potential 

expansion of the centre – including the construction of residential 

properties with generous ceiling heights to enable potential future 

conversions to retail or commercial uses; 

135


Mix uses over 3 / 4 storeys to emphasise the hub as a focal point for 

North Northallerton ; 

Design the public realm so as to provide a distinctive identity and 

community focal point including open space / village green 

opportunities. 

Community hubs should provide focal points for a sense of place 

Vibrant public space: Northallerton High Street 

136


D3. Designing for a Variety of Employment 

Opportunities 

supported by the opening up of the reserved secondary access north from 

the estate. 

Successful places where people want to work, do business and invest 

balance a positive identity and image with functional design aspects. This 

applies at the area wide level and to clusters of business premises. 

Attention to layout, form, access, landscaping and boundary treatments 

can help to overcome many of the design issues often associated with 

employment areas. These areas have the potential to become active parts 

of towns contributing to mixed use characteristics and supporting the 

vibrancy of local centres as well as providing jobs. 

Effective landscaping can enhance appearance 

Site Layout and Building Design 

Employment buildings can still have interesting facades 

The indicative masterplan framework allows for a focus for employment 

uses east and west of Darlington Road. It provides a northern extension to 

the Standard Way employment area that also bleeds into the new 

community hub. Hub facilities – shops, hotel, family pub – would provide 

important services for local businesses. The larger footprint uses can be 

located in the less sensitive location to the west of Darlington Road whilst 

higher quality, finer grained offices and workspace can be located to the 

east including the interface with new residential neighbourhoods. Access 

is focused on the existing arrangements to the Standard Way estate, 

Orientate active parts of buildings (i.e. entrances, 

reception areas, offices) toward the street frontage; in turn 

the most visually interesting and actively used facades of 

the building should be open to public view; 

Focus landscaping within the highly visible space created 

in front of the buildings and use coordinated boundary 

treatments to clearly demarcate public and private realm 

(see B3); 

In terms of massing, larger building blocks and 

arrangements should be broken down into constituent 

parts wherever possible to avoid monolithic blocks; 

Encourage visually interesting skylines by using the roofs 

of buildings creatively; 

Blank exterior walls should be avoided and made more 

137


interesting through simple techniques such as breaking 

the elevations up into smaller parts either by line, colour or 

the introduction of new elements; 

Areas of glazing are encouraged to provide ‘eyes on the 

street’ as well as visual interest. 

It is accepted that on larger employment sites some (e.g. 

visitor) parking can provide a suitable treatment to the 

front of buildings provided it is properly landscape; 

Conveniently situate cycle parking in an area that is well 

overlooked. 

Service Areas 

Incorporate satisfactory servicing arrangements to the side 

or rear of buildings; 

Base the design of service areas on the maximum number 

of vehicles likely to be used at any one time; 

Locate in a position to avoid conflicts with other areas of 

the site (e.g. pedestrian routes, car parks). 

The massing of buildings can be broken up in three dimensions 

Parking 

Parking should not be allowed to dominate development 

plots visually and should be sensitively laid out within the 

development; 

Break parking up into smaller bays of not more than 10 

spaces and designed as an integral part of any landscape 

treatment; 

Locate parking to the rear of any buildings or landscape 

elements wherever possible; where this is not feasible, 

parking should be situated to the side of the main 

structures, or in an area that is obscured from view; 

Frontages can be both secure and well landscaped 

138


D4. Design for a Range of Housing 

Providing an appropriate housing mix within a structured framework 

Successful and sustainable places tend to provide a mix of different types 

and sizes of dwellings, catering for a range of opportunities. This variety 

of housing types and forms combine to support more diverse local 

communities and mean that as housing needs change an area can more 

readily cater for these needs, reducing the pressure to leave the area. 

It is envisaged that this development will include houses, some elderly 

persons accommodation and retirement development and potential 

opportunities for some self build. It is important that these elements hang 

well together and for this a robust layout and design principles need to be 

adhered to. 

The sections below describe some of key elements of built form in 

successful places and the guidance for settling dwellings in a well 

considered urban framework. 

The size of the block has a direct correlation with the permeability of an 

area for pedestrians, and therefore smaller block sizes are encouraged. 

However, in some instances, particularly in mixed use blocks, the size 

may be increased. It is appropriate to create a grid of streets around the 

block structure. In the more ‘urban’ locations where densities are higher 

this grid should be of a regular form which corresponds with the linearity of 

the streets. As densities decrease across the site more varied, irregular 

street grids are appropriate and desired. 

Continuity and enclosure along individual streets should be ensured. 

Buildings of a similar height scale, massing and proportions should face 

onto the street at either side of the road. This approach will define the 

public realm and enclose key spaces, allowing good natural surveillance 

and security. 

The importance of the street and urban block 

Developers will be expected to use a traditional street based approach to 

the layout of the extension and residential development. Widespread use 

of cul-de-sac development is not appropriate. The Council will look more 

favourably upon downgraded streets and mews solutions for more 

intimate residential streets, which whilst restricting through movement of 

traffic ensure pedestrian and cyclist permeability. Housing quality should 

be judged in terms of the quality of streets and spaces formed. 

The urban block is an organising structure which is flexible, can 

accommodate different uses and allows areas to change over time. It 

facilitates good overlooking of the street and restricts access to the rear of 

properties, creating a clear distinction between ‘front’ and ‘back’. It allows 

scope for gardens, parking and servicing within the block, which has the 

benefit of reducing parking pressures and its visual consequences on the 

street. 

A perimeter block form provides continuous frontages and well-integrated 

approaches to parking. 

139


Development proposals should create a legible layout, whereby the 

articulation and orientation of streets and buildings will enable people to 

find their way around. Important views and vistas should be terminated by 

buildings to provide visual linkages through the residential areas and 

landmarks proposed in appropriate locations. 

Variety and unity 

Within each of the character areas and sub areas, designers are 

challenged to create a coherent approach to building form and aesthetic. 

This will require developers to work together to prepare complementary 

designs or further, more detailed, design guidance / codes for character 

areas. 

Much discussion of character often focuses upon material choices. 

However, the individual elements of which buildings are composed also 

have a key role to play in determining the character of an area. Building 

elements include; doors, windows and surrounds, porches, roofs, lighting, 

gutters pipes, balconies, garage doors, etc. It is the consistent 

arrangement and repetition of a number of similar building elements in a 

variety of different building forms, which combine to create an overall 

architectural approach which has integrity. 

In order to encourage a varied but coherent character, designers and 

developers should: 

Work together with the Council to develop detailed guidance for 

backcloth buildings within each of the character areas; 

Consider the proportions, scale and qualities of existing building 

elements in and around Northallerton, as outlined in earlier sections 

(i.e. B1); 

Develop a common palette of building elements and variants for 

NNDA and which can be applied within specific character areas and 

across the whole area to offer nuance and subtle variety; 

Avoid artificial ‘stick on’ building elements which do not respond to 

local building traditions; 

Give careful consideration to the design of interface elements and 

their cumulative effect on character. 

Butts Green - creating variety and unity in a traditional aesthetic 

Specialist Housing 

The mix of housing provision should respond to established housing need 

in the district (see Section 9 for further detail) and will predominantly 

provide family housing. Within this mix there is expected to be two 

particular specialist housing types: elderly accommodation and self-build 

plots. Developers should consider the optimum locational requirements of 

both these groups and identify specific locations for them in their detailed 

masterplan. The following points provide recommendations for each. 

Elderly housing 

Elderly housing should be located with consideration to the following 

points: 

It must be located within easy walking distance of shops and 

services (i.e.directly adjacent to a community hub). 

Access to shops, services and open space should be level and safe. 

140


There should be excellent access to public transport. 

The siting should provide opportunities for sheltered housing and 

extra care facilities. 

The location should not suffer from excess noise and traffic. 

There should be positive visual amenity and access to nearby green 

space, especially when properties do not contain gardens. 

Self-build plots 

Self-build housing plots should be located with consideration to the 

following points: 

Self-build plots should be well sited to offer attractive views to the 

open countryside. 

By their nature self-build houses will appear less visually coherent 

than developer-built housing and so should be located in an area 

where they will not be expected to present a representative and 

strong public face to the development (i.e. away from gateways and 

key approach frontages). 

Self-build houses are likely to be detached dwellings within their 

own grounds and so should be sited in low density areas of the 

Masterplan Framework. 

A strong landscape framework (including boundary treatments) will 

be required in order to establish a unifying streetscene of quality to 

the plots. 

Building form and massing 

The building form and scale of the different buildings in each of the 

character areas has an important influence on the qualities of place. The 

spatial form of traditional village centres in the local area is generally 

building dominated with a strong sense of enclosure created by almost 

continuous frontages along the roads. The buildings line the roads which 

in turn generally follow the contours. Houses are either built against one 

another or are linked by connecting walls which are positioned at the back 

edge of the footways. The buildings are also often staggered against each 

other so they articulate the street. 

In response to the desire to create attractive, varied streets with 

continuous frontages designers should: 

Develop alternative shallow and square plan house types which 

provide the same space and facilities, but which combine more 

attractively into groups and street scenes, referencing the traditional 

local villages, and allow more flexibility of layout. 

Seek to create wide frontage, shallow-plan properties that combine 

to form L shapes, T shapes and corner-turning units. This can 

include large, four or five bedroom houses with on-plot parking for 

three or more cars, which nevertheless are capable of joining on to 

other houses to compose strong street frontages. 

In the low density edge of extension areas, a variety of both rectangular 

and shallow plan housing forms are encouraged. In the higher density 

areas around the Village character area, it is more appropriate to develop 

a greater proportion of narrow frontage / deep plan housing such as 

terraces and town houses, which provide a more land efficient layout. 

These forms are also appropriate fronting the more important streets in 

the movement hierarchy. 

Corner buildings 

Corner buildings (apartments or houses) are especially important because 

they have two frontages, which means they have the potential to form 

strong townscape elements and landmarks. Standard housing units often 

result in blank walls, and so special designs should be considered to 

ensure surveillance in both directions. In response, corner buildings 

should: 

Step up in height at appropriate locations to help legibility and 

define key spaces; 

Avoid blank walls / frontages as buildings turn the corner. 

141


Roof forms 

The roofscape is particularly important considering the potential for long 

distance views. The desire is to break up the roofscape when viewed 

from a distance by alternating the siting of properties along the street 

(either parallel or perpendicular). 

More contemporary roof designs are appropriate in the lower lying areas 

of the site, where densities are higher and mixed use / employment uses 

are more common. Similarly they can be used effectively to accentuate 

the landmark properties of key buildings particularly from wider views 

outside the new settlement. 

House-types may address corners well (top) or fail to do so completely (bottom). 

New homes with traditional pitched roofs 

142


Where traditional roof forms are used they should be: 

Pitched at a steep angle, preferably 45 degrees or steeper; 

Similar within character areas, along the street, and next to 

neighbouring properties; 

Designed so that the ridge line is either parallel or perpendicular to 

the street; 

Roofs offer a potential surface for the mounting of photovoltaics and 

solar heating systems, and this factor should be considered when 

determining roof pitches, particularly for south facing elevations. 

Steeper roof pitches will help in this respect. Monitors and skylights 

are appropriate within the roof and can help to generate a more 

contemporary aesthetic, however these elements should not visually 

dominate the surface area of the roof. 

Chimneys can add greatly to the architectural richness of building forms, 

and are often significant elements in the roofscape. However, it is 

important that they are designed as strong and meaningful forms and 

have a legitimate purpose. They should not be simply ‘stuck on’ for 

aesthetics. They can be linked to internal ventilation systems and offer 

the opportunities to incorporate micro renewable technologies such as 

certain wind turbines, where these are integrated into the design in a 

sensitive way. 

metres in height from the top of the upper storey. Where the ridgeline 

exceeds this height the building can be considered to have an additional 

storey of accommodation. This requirement is brought about by the steep 

roof pitches and large roof elevations characteristic of the locality. 

Repetition and interpretation of these roof forms is encouraged, however 

this should not have a detrimental effect on building heights and street 

proportions. 

In general, across the site residential dwellings should be between 2 and 3 

storeys in height. 

Taller dwellings lining key routes are a desirable characteristic which are 

prevalent in the town. In this situation taller houses and buildings of 3 

storeys are appropriate in order to provide a greater degree of enclosure 

to the wider routes in the movement hierarchy and enhance natural 

surveillance. 

Well articulated 

three storey 

frontages on 

Thirsk Road 

Height and scale 

In general the urban to semi rural character and edge of settlement 

context suggests development which is of a traditional domestic scale. 

However, throughout the extension area the scale of development will 

vary in response to the density gradients, public transport accessibility, the 

route hierarchy and landscape and topographical considerations. 

For the purpose of this guidance, storey height is taken to be the distance 

from the ground to the building eaves; however additional accommodation 

can be included in the roof space where the ridgeline is no greater than 3 

143


Within each of the character areas and the residential sub areas: 

Buildings should be of a similar height along a street, 

Buildings should help to articulate the street hierarchy and aid 

legibility, 

There should be no sudden changes in building height, and 

Development should either step up or down by no more than a 

storey in height per property. 

In more contemporary designs, use of balconies offers opportunities to 

create greater depth. Whatever the architectural aesthetic, changes in 

materials and detailing should relate to the design of the building and its 

architectural integrity, not be added in an arbitrary way to create interest or 

mimic a style. Similarly, fake / pastiche details which do not relate to the 

simple, non fussy local building traditions are not appropriate and should 

be avoided. 

Visual richness 

All new buildings, be that residential, commercial, mixed use or 

community, should be well proportioned and designed to a human scale 

whatever their height or massing. Development is of a human scale if its 

size, position and details relate to passers by in a way that makes them 

feel comfortable rather than intimidated. 

This involves designing buildings so that their individual elements are 

related to the proportions of a human figure. Designing to human scale 

also involves using materials and external finishes which follow these 

rules. In general, smaller more intimate materials and building elements 

should be concentrated at ground floor level where they are more open to 

view and closer to the pedestrian environment. At ground floor level 

buildings and boundary treatments should be visually rich and contain a 

greater degree of detail. 

The number and composition of elements on the building’s façade, and 

the contrasting relationships between them near and far determine visual 

quality, richness and interest. Wherever possible the 3 dimensional 

qualities of buildings should be emphasised to add depth, shadow and 

interest to the façade. This can be achieved by observing the traditional 

qualities of buildings in the town, windows are recessed, eaves overhang 

walls, projections, porches and bays reach out into the public realm and 

corbelling overhangs from elevations. 

Georgian buildings in Brompton provide a visual richness 

Materials 

It is anticipated that prescription of materials will be dealt with primarily 

through agreement of detailed design codes (palettes) for new 

development. Therefore this section focuses upon the key principles that 

the Council will expect developers and designers to consider in their 

approach to material selection. In general the Council will seek to ensure 

that materials demonstrate local relevance and sustainable properties. 

This is important as it is the embodied energy within the fabrication of 

construction materials and the material composition which (like the 

efficiency of building design) has a significant effect upon the environment. 

144


Facing and roof materials should be selected with reference to the 

range of local and regional materials characteristic of the locality. 

Contemporary materials may be appropriate to add variety and as part of 

contemporary architecture, but their quality, appropriateness, detailing will 

need to be demonstrated. For example great variety in colour, texture and 

finish can be achieved in contemporary materials and innovation is 

welcomed providing it works with and not against local character and the 

identity of Northallerton. 

New housing in Brompton responds to the established materials, colours and 

proportions. 

A contemporary response to traditional materials, Newton-on-Ouse. 

Whilst it is acknowledged that the potential for widespread use of specific 

materials is constrained, designers are challenged to think creatively how 

the traditional characteristics and qualities can be replicated through the 

use of contemporary materials. For example, this could include 

undertaking a colour study of the existing town and surrounding area to 

inform material selection and develop an appropriate palette of locally 

relevant colours. Similarly it could involve looking toward the town centre, 

where there are a broader range of potentially relevant local materials to 

inform selection choices. 

Contemporary alternative materials could include brick, render, timber and 

rainscreen/cladding panels selected with reference to the properties of the 

traditional areas. A higher proportion of glazing within an elevation will 

also help derive a more contemporary aesthetic and facilitate greater light 

penetration which helps to meet sustainable design objectives. When 

undertaking material selection developers and designers will be expected 

to: 

145


Develop further detailed design guidance/codes covering materials 

through pre-application discussions; 

Ensure materials are locally appropriate. For traditional materials 

this is relatively straightforward. For modern materials this will 

require careful and sensitive design; 

Reflect existing traditional materials in surrounding villages and 

materials found in town; 

Ensure there are no ozone depleting substances in building 

materials; 

Use long life materials that discourage later replacement with more 

advanced features; 

Use materials from sustainable sources. 

New development fronting green space 

146


147


8. Illustrative Sketch Designs 

8.1 This section provides a number of illustrative sketch designs, both 

for the masterplan area as a whole and, in more detail, for a 

number of selected sample areas. The intention is to use the 

preceding Masterplan Framework and Design Guidance to inform 

a more detailed stage of sketch design. The purpose behind this 

is to provide a demonstration of how these principles can be 

applied to create a functional layout, and also to act as a 

benchmark for the design quality that is expected for the North 

Northallerton Development Area. The sketch designs in this 

section are not themselves part of the Masterplan Framework. 

Developers are expted to follow them in spirit but not in detail. 

Other responses to the Masterplan Framework and Design 

Guidance may also be valid. 

8.2 The Illustrative Masterplan (Figure 6.6), provided in the 

Masterplan Framework (Section 5) developed the notions of street 

patterns, frontages and open spaces to give a holistic view and 

these placemaking elements. This is followed by sketch plans for 

three sample areas, located within the Village Centre, Stokesley 

View and Halfway Park/Hawthorne. These areas have been 

selected to illustrate particular points of importance in the 

masterplan design. For each one a 3D model/sketch plan are 

provided. Each area is also explained in detail within a series of 

tables. These tables are structured using the design guidance 

principles and explain how the sketch designs respond to each 

principle and therefore fulfill the project objectives. 

148


Sample Areas 

Figure 8.1: Area 1 Sketch - Village Centre 

View east across the development looking down the new high street and 

village green. 

149


Figure 8.2: Village Centre Indicative Plan 

Plan extract illustrating how the new gateway within the development 

might work 

150


A: Sustainably well connected 

A1: Connecting with 

towns and villages 

A2: Movement 

The example shows: 

A community hub well appointed for local 

shops to serve the new population, workers 

at Standard Way and Thurston Road 

industrial parks and commuters 

The siting of retail that relates well to the 

east –west access link road, and the village 

green uses. It is prominent across the 

green from Darlington Road. The pub and 

hotel are located on Darlington Road 

ensuring that the activities have a presence 

on this main street 

Residential density in the village centre will 

be approx 35unit/Ha, with a predominantly 

continuous frontage, in keeping with the 

local vernacular 

A single village centre groups together the 

retail and commercial opportunities to 

create an important destination in the 

broader area. e.g. Pub/hotel/retail/light 

industrial (office/workshop) 

Development edges respecting the 

boundary to the existing properties to the 

north of the development 

Good pedestrian crossings link the new 

and existing employment to the 

development 

The location of the community hub is well 

placed on the key intersections in the 

movement hierarchy. e.g. the junction 

between Darlington Road and the east – 

west access road 

The village street (access/link road) is 6m 

(7.2m on the bridge) with wide pavements 

varying from 4-6m in front of retail property 

A3: Integrated 

parking 

A clear network of streets is provided, 

some are pedestrian priorities routes that 

do not permit vehicle access or egress, 

providing excellent connections for those 

on foot or cycle to access the development 

at a number of points 

Wide pavements at key activity points for 

example in front of the shops and along 

Darlington Road 

Secure covered cycle parking 

Routes that are well overlooked 

Bus stops in the village centre at 

landmarks, e.g. the village green 

The access/link road is designed to 

respond to the character of the village high 

street close to the retail centre 

The street is not dominated by car parking 

A variety of methods are used to integrate 

parking – including small-short stay parking 

areas for shoppers in front of the shops, 

larger parking courts within the 

development block to cater for longer stay 

use, i.e. guests at the hotel or pub 

Some on -street parking for property 

around the village green is provided; other 

parking is shown to the rear of property 

with access via gateways 

Only limited integral garage spaces within 

continuous frontage encouraging active 

frontage onto the street 

151


B: Quality placemaking and design 

B1: Developing a 

distinctive identity 

B2: Memorable 

Approaches and 

gateways 

B3: Improving safety 

and security 

Simple uncluttered elevations, in keeping 

with the local vernacular 

Outside the local centre the buildings 

address the street in a number of ways to 

vary the approach towards the centre and 

create interest 

The South Parade typology includes 

terraced villas and larger front gardens is 

used along the approach to the local 

centre 

The streetscape at the local centre widens 

out to form a new place around the village 

green and a memorable destination 

The linear green is a distinctive part of the 

local vernacular 

The design of the community hub at the 

Darlington Road junction is integral to the 

Darlington Road strategic gateway and 

strategic approach, the village green and 

pub/hotel and associated public realm set 

the tone for a memorable gateway 

The strong relationship between the 

continuous frontage of the new 

employment areas and the village centre 

positioned close to the street signifies an 

approach to an urban area 

Open spaces, footpaths and parking are 

well over-looked to ensure good 

surveillance 

The access/link road passes through the 

village centre ensuring that the road users 

regularly pass by the green and these 

other spaces making them safe and 

secure 

C: Environmentally sensitive 

C1: Setting 

development within 

the landscape 

C2: Creating a green 

framework 

C3: Increasing local 

biodiversity 

Routes which are generous and well lit 

provide attractive footpaths and invites 

pedestrians and cyclists to use them 

Private spaces, e.g. front and back 

gardens, are well defined 

The village green is a well defined space, 

although there are some defined public 

uses this is essentially an occasional 

gathering or quiet recreation space 

The northern boundary to the 

development, close to existing property 

and the garden centre, is clearly defined 

and protected by new structure planting 

strengthening the existing landscape 

The design of the green heavily 

influences placemaking, opening up 

views to some of the key buildings in the 

vicinity. The green illustrated is 

approximately the same size as Romanby 

village green 

Appropriate uses and recreation 

opportunities are provided i.e. kick-about 

and siting-out areas 

The inclusion of SUD’s i.e. swales in the 

design of the village green 

Tree planting along the access/link road 

and village lanes help reinforce character 

and the street hierarchy 

A dense belt of native woodland planting 

between the new development in the 

village centre and the existing property, 

links to the existing network of structure 

planting, including the existing hedges 

and tree planting 

152


C4: Supporting 

environmentally 

sensitive solutions 

D : Well served and run communities 

D1 :Integrating a mix 

of uses 

D2: Developing 

community hubs 

Some increased wet grassland may be 

included in the open space at the village 

green 

South-facing development, or plots with 

long back gardens allow sun penetration 

Green roofs on the larger commercial and 

public buildings reduces surface water 

runoff 

Use of photovoltatics and where 

appropriate and low energy measures on 

all homes 

Comfortable, wide and well over looked 

routes to the centre, inviting good none 

car movement 

The inclusion of a hotel and pub complex 

provides a mix of uses with activity and 

longevity 

Residential property above small shops 

provides an integrated mix of uses 

Clustering of a mix of uses around the 

Darlington Road Business Area and 

approaches including, small industrial 

units/offices, retail, leisure and residential 

property. This mix creates good 

punctuation along Darlington Road 

The new employment areas are well 

integrated into the existing and proposed 

network of streets. Good crossing and 

pedestrian access onto Darlington road is 

promoted 

A strongly commercial and leisure -led 

offer in the community hub, Community 

facilities are largely set around the village 

green. The pub and hotel are also 

prominently located close to the village 

D3: Designing for a 

variety of 

employment 

opportunities 

D4: Design for a 

range of housing 

needs 

green 

The community hub is located to maximise 

passing trade 

The bus route along the access/link road 

passes through the village centre and is 

connected to the sports facilities in 

Halfway Park and a short walk through the 

park to the proposed school and 

recreation facilities in the park 

The public realm and the village green 

provide a distinctive setting for the 

buildings 

There are good parking facilities for 

cyclists and vehicles in front of the shops 

and some within the village green 

The new Darlington Road Business Park, 

including small to medium sized units 

relating well to the domestic architecture 

within the NNDA 

The new business premises relate well to 

the Darlington Road and have a good 

commercial presence on one of the key 

routes into the town 

There are new employment opportunities 

in the retail and commercial units along 

the high street. Good connections via road 

and pedestrian/cycle networks will make 

these accessible for local people 

The village centre presents the greatest 

opportunities for a range of housing types 

A variety of property is provided in the 

higher density area, including terraced 

housing, and a number of properties 

designed for the elderly and a handful of 

flats above shops 

A mix of housing types is designed to 

meet the foreseeable needs of the local 

community 

153


Figure 8.3: Area 2 Sketch - Stokesley View 

An illustrative view west from the countryside edge toward Stokesley Road 

154


A : Sustainably well connected 

B : Quality placemaking and design 



A2: Movement 


parking 

The Stokesley View extract shows: 

Residential density at the edge of 

development of around 25dph gently 

stepping up to densities in the region of 30 

dph to help settle the development in the 

broader landscape more comfortably 

Spaces and planting are integrated into the 

edge of the development to create a softer 

edge 

There is a strong pedestrian link, northsouth, 

through Stokesley View cross cut by 

links to the edge of the development 

A clear hierarchy of streets, designed 

primarily with good pedestrian access in 

mind 

The connections from higher density areas 

are roads with footways to either side, 

those in lower density areas with a 

relationship to the countryside beyond are 

pedestrian priority or shared surface 

Clear pedestrian routes encourage links to 

the edge of the development with footpaths 

and lower order streets looping around 

development 

Routes are well overlooked 

A mix of parking solutions used to vary the 

streetscape and reduce the dominance of 

parked cars on the street 

Some small parking courts, within 

‘farmstead’ type housing layouts, well 

overlooked 

Some occasional on-plot parking or 

integrated parking on larger housing plots 

On-street parking permitted on the lower 

order roads, e.g. the shared surface streets 

close to the edge of the development 



B2: Memorable 


gateways 


and security 

C : Environmentally sensitive 

C1:Setting 


the landscape 

C2:Creating a green 

framework 

C3:Increasing local 

biodiversity 

Property in Stokesley View will have a 

strong local identity, with particular 

reference to the farmstead and stabling 

vernacular of villages such as Brompton 

There is a clear hierarchy of routes across 

the development. These are legible and 

easy for both pedestrians and motor 

vehicles to navigate 

All street and spaces are well over looked 

Development fronts the countryside edge, 

there is good passive surveillance at the 

edge of the development 

All streets in the hierarchy are well 

connected, there are no culs-de-sac 

Individual and detached properties on 

larger plots are interspersed with smaller 

open spaces and structural planting. This 

helps to settle the buildings and the edge 

of the development in the landscape 

The existing and new orchard close to the 

Warrens creates an informal linear green 

for use by local residents 

This linear green gives some separation 

between the proposed and existing 

development and should provide some 

setting for the Warrens 

Larger gardens at the edge of the 

development support the biodiversity 

function of the adjacent countryside 

The network of tree planting along streets 

and through open spaces supports 

wildlife movement across the site 

155


C4:Supporting 



Good connections to the town and village 

centres for pedestrians 

Larger gardens help reduce surface water 

run-off 

Opportunities for the inclusion of SUD 

systems in connected green spaces 

Open spaces and community food 

production is sited close to residential 

areas 


D1: Integrating a mix 

of uses 




variety of 

employment 

opportunities 



needs 

Residential housing is the primary use in 

this area and this integrates with 

surrounding open space and existing 

neighbourhoods 

There are good links to the community hub 

at Halfway Park. 

Proximity to community facilities, for 

example the orchard within this character 

area and the open spaces in the broader 

environment 

Good footpath connections link to 

employment in existing and new business 

and industrial parks and the town centre 

Medium and large housing plots are 

located at the edge of the development, 

these provide for larger families 

156


Figure 8.4: Area 3 Sketch - Halfway Park and Hawthorne 

An illustrative view south from near Brompton towards Hawthorne and the 

proposed road bridge 

157


Figure 8.5: Indicative Plan of Halfway Park area 

158


A : Sustainably well connected 



A2: Movement 

The Halfway Park extract shows: 

North Beck and the railway line create a 

barrier to east-west movement; the new 

access/link road connects these 

Footpaths and open spaces relate to the 

bridge and create good access onto the 

link road 

Good connections are provided North- 

South through the site into Standard Way 

Industrial Park 

A range of housing densities range from 

properties with continuous frontages facing 

the access/link road to individual properties 

on larger plots towards the edge of 

development 

Access on foot to the Park is via a number 

of formal gateways and informally from 

points along the access/link road 

The character of the access/link road is 

largely determined by the character of the 

Park in this part of the development 

There are directional views from the bridge 

towards the village centre along the 

access/link road these will be very 

significant in intuitive orientation and 

reducing signage 

The access link road will be 6m wide (7.2m 

on the bridge) with pavements varying 

from 2m-3m beside the park. Cycle routes 

are incorporated in the highway 

A clear network of streets is illustrated, 

some of which are pedestrian priority with 

limited vehicle access or egress, providing 

excellent connections for those on foot or 

cycle to access the development at a 

number of points 


parking 

B : Quality placemaking and design 



B2: Memorable 


gateways 


and security 

C : Environmentally sensitive 

C1: Setting 


the landscape 

Parking within the Park is integrated within 

a single shared car park well over looked 

from the school, play area, allotments and 

recreational route along North Beck 

Parking associated to the houses in 

Hawthorne fronting the park will be on-plot 

and also on-street in the lower order 

shared spaces 

The park is the most distinctive feature in 

the development and should be designed 

to reflect the high quality aspirations of 

North Northallerton 

The new access/link road rises up to cross 

the railway and the beck, creating a 

memorable ‘event’ in the development, 

Open views across the Park ensure that 

Halfway Park is a memorable landmark 

The character of the Park changes from 

informal wetlands in the west to formal 

parkland in the east, helping orientation 

Dwellings overlook the new park and 

recreation spaces, providing passive 

surveillance 

Footpaths are well overlooked from 

dwellings and the access/link road 

The bridge sits comfortably in the 

landscape, the landform gently slopes up 

to the road, and structure planting is used 

in blocks to filter views to the structure 

from Brompton 

Sporadic hedgerow planting creates the 

character of a country lane along part of 

159


C2: Creating a green 

framework 

the access road, linking it to the broader 

context whilst also helping to mitigate 

views of the traffic on the bridge 

The density of the development at the 

edge of Hawthorne is around 25dph. 

Open space and structural landscape is 

interspersed between these to create a 

soft edge 

Views to the railway will remain as they 

do at present; mitigated by field hedge 

and tree planting 

The football pitches (and potential 

floodlighting) at Halfway Park are south of 

the access/link road. The road and the 

structural landscape to the north will help 

to settle these formal facilities in the 

landscape 

Halfway Park is a sizable and significant 

open space for all of Northallerton as well 

as for the new development 

East of the railway line the function of the 

park is primarily for formal recreation. The 

design of the park is used to settle formal 

pitches within a holistic park design. 

The flood zone and SUDs provision is 

carefully woven into the design of the 

park, the attenuation ponds forming 

distinctive elements in the landscape 

The bridge is a key factor in connecting 

the two halves of the park 

The North-South connection along North 

Beck is a key and distinctive pedestrian 

route 

A new wetland area is created in the 

western part of the Park, which has a 

distinctly different character to sports 

pitches and recreational landscape to the 

east of the railway 

C3: Increasing local 

biodiversity 

C4: Supporting 




D1: Integrating a mix 

of uses 



Halfway Park is part of the Brompton 

Gap, the parkland will include diverse 

habitats not present within the adjacent 

fields and will form a wildlife oasis on the 

edge of the town 

North Beck and the railway line are 

significant ecological corridors and are 

protected and enhanced within the new 

masterplan 

The informal landscape areas in and 

around the park e.g. the wetlands will 

form focused habitats along the beck 

The strong structural landscape, small 

woodland belts and hedgerows are a key 

part of the biodiversity of Halfway Park 

and create good connections back into 

the broader countryside 

That the park could be managed in a 

sensitive environmental manner and there 

may be opportunities to 

recycle/compost/mulch waste from the 

park within the proposed allotment site 

This part of the development has a 

community focus and good access is 

provided to amenity green space and 

sports facilities along with allotments and 

community facilities 

Halfway Park includes a community hub; 

uses are clustered close together to create 

critical mass of functions which can be 

supported efficiently by ancillary facilities 

The potential new primary school 

overlooks the park, the car parking and 

sports fields could be used by the school 

as appropriate 

160



variety of 

employment 

opportunities 



needs 

A new community building/pavilion is 

proposed on the Park. This, along with the 

potential new school, could provide 

facilities to support the formal use of the 

playing fields, the allotments 

Uses in the community pavilion tie into the 

design of the Park 

There will be some employment 

opportunities associated with the new 

recreation facilities 

Links though the Park to Standard Way 

Industrial Park are promoted 

Housing overlooking the Park is of a lower 

density to ‘settle’ the built form within the 

landscape of the Park 

The frontage of property onto the park is 

articulated to give variety and to ensure 

there are good views of the open space. 

Buildings are used to announce access 

into and out of the park from Hawthorne 

161


9. Delivery Summary 

Introduction 

9.1 This section of the Masterplan summarises the delivery path for 

the development of the North Northallerton Development Area 

(NNDA). It sets out the broad principles and process for delivery. 

More detailed information on development delivery is provided in 

the Delivery Plan (provided separately). 

9.2 The NNDA is identified in the Hambleton LDF as a strategic site 

for mixed development. The allocated site covers an area of 

approximately 50 hectares falling within a number of private land 

holdings. It will be delivered in a number of consistent and 

interconnected phases and is expected to take in the order of 10- 

15 years to complete. 

9.3 There is strong developer interest in the NNDA and it is 

reasonable to expect that the private sector will take a lead in 

development delivery. The Council's expectation is that the entire 

NNDA development will be privately funded. The costs of 

delivering homes, employment and retail accommodation at the 

NNDA will be developer driven. However, it is recognised that 

there may be a need for some upfront costs to be borne by the 

public sector and assumed that these costs will be recovered 

through future developer contributions. 

Market Context 

9.4 The North Yorkshire Strategic Housing Market Assessment 

(SHMA) is being prepared by GVA Grimley. This study will 

include primary research to identify housing needs across North 

Yorkshire. Results of this survey work and the draft SHMA are 

expected in May 2011. Initial secondary research suggests that 

housing needs have not changed significantly in Hambleton from 

the Hambleton Housing Demand Study, although it identifies 

particular housing needs for older persons and vulnerable adults 

(albeit on a small scale). Affordability remains an issue and the 

current 40% affordable housing requirement remains appropriate. 

9.5 The NNDA is expected to deliver 40% affordable housing, in 

accordance with the principles and delivery mechanisms 

described in the Council’s Affordable Housing SPD (June 2007). 

9.6 The affordable housing should be developed to address a range 

of local housing needs, including those of older people, families 

with children, young people and newly forming households. As a 

guide, 5% of the 40% should be developed in close co-operation 

with North Yorkshire County Council, to address the housing 

needs and requirements of vulnerable adults. 

9.7 The provision will be a range of 1 and 2 bedroom apartments, 2,3 

and 4 bedroom houses, the quantum of which will be informed by 

the results of the forthcoming Strategic Housing Market 

Assessment (SHMA) – expected July 2011 - and other local 

evidence. The affordable homes will also address a range of 

needs and aspirations by offering a range of tenure and 

ownership options, informed by the SHMA and local evidence. 

This will range from rented homes offered at ‘social’ rented prices, 

through rented homes offered at affordable rents, to ownership 

options. A starting point will be the provision of 50% rented 

homes at ‘social’ rented prices, and 50% provision of low cost 

home ownership or other sub market ownership or rented 

products. Developers will be expected to engage with the District 

Council and the Homes and Communities Agency to embrace 

opportunities to widen the home ownership opportunities available 

to local people, especially first time buyers. 

9.8 The affordable housing should reflect the range of housing 

provision on the site, and comprise terraced, semi detached and 

detached houses, together with some apartments and 

bungalows. The higher density elements of the NNDA may 

provide scope for older persons accommodation in line with the 

‘Extra Care’ model. 

9.9 In order to maintain levels of affordability, affordable homes will be 

transferred to Registered Providers at set transfer prices, 

described in the Affordable Housing SPD and reviewed annually. 

These prices are tenure neutral, thus allowing for the commission 

of a full range of tenure options to be developed. The affordable 

housing requirements may change over time, and this masterplan 

162


and its delivery plan is designed to be flexible in order to address 

changing need, demand and economic circumstances. 

9.10 The Hambleton Housing Market Demand Study identifies housing 

demand based on two key sources, the Housing Needs Survey 

2004 and consultation with Estate Agents. The main priorities 

and key messages identified for housing provision were: 

Household Aspirations 

Detached house 28.8% 

Semi-detached house 18.7% 

Terraced house 23.6% 

Bungalow 22.0% 

Flat/apartment 6.9% 

Other 0% 

Total 100.0% 

One bed 4.1% 

Two beds 21.9% 

Three beds 42.3% 

Four or more 31.7% 

Total 100.0% 

Source: 2004 Housing Needs Survey 

9.11 Generally, housing development at the NNDA should reflect local 

housing demand identified through the ongoing North Yorkshire 

Strategic SHMA. The particular need for housing for older 

persons and vulnerable adults must be reflected in the mix of 

housing on site. It will be appropriate to cluster this type of 

housing in close proximity to the two local centres at the NNDA 

where residents will have easy access to local services and 

facilities. 

9.12 In a reflection of the age profile of the local population the housing 

demand study identified a significant aspiration for bungalows. 

Development of new bungalows has become much less common 

in the recent past, largely due to the higher density standards in 

development and the price of housing land. Very few developers 

will build bungalows. The NNDA is unlikely to reflect the 

aspiration for this type of accommodation in the Housing Demand 

Study. However, development plots could be reserved for selfbuilders, 

which would enable individuals to satisfy individual 

housing preference. Self build development is typically detached 

and therefore lower density. This type of development would be 

suited to lower density character areas in the development (i.e. 

countryside edge). 

9.13 Consultation with a number of housebuilders and RSLs confirmed 

significant interest in the NNDA. Housebuilders were particularly 

keen to establish that for the short term at least, apartment 

development is not viable. Initial development should focus on 

houses (typically 2-4 bedroom family houses). 

9.14 There is a common opinion that following a spate of development 

activity in the office sector prior to the recession, the office market 

in Northallerton is currently saturated with vacant stock. Agents 

and developers suggested that it will be several years before 

further speculative office building occurs in the town. There is 

potential developer interest in developing small business units 

(light industrial or hybrid units), where there is a perceived gap in 

supply. 

9.15 There is likely to be early interest in development of the village 

centre (and particularly convenience floorspace) from the major 

food retailers. This demand will be partly sustained in the early 

years of development by passing trade given the proposed 

location of the local centre on Darlington Road. Castlevale have 

also report interest in the site for a public house and potentially a 

hotel. 

Land Ownership 

9.16 The site is within multiple land ownerships. Figure 9.1 identifies 

these land ownerships. The red line represents the NNDA site 

allocation boundary from the Hambleton LDF. 

9.17 The emerging masterplan has varied this boundary slightly to 

include additional land under control of landowners with existing 

interests in the NNDA. 

163


Figure 9.1. Land Ownership 

164


Phasing 

9.18 The LDF Allocation DPD identified a broad phasing strategy for 

the housing elements of the seven land parcels that form the 

NNDA. It broadly proposes phasing of the site working from West 

– East. Trigger points for the provision of the link road, recreation 

and employment are not specified in the allocations DPD. 

9.19 Critical to creating a successful and sustainable community at the 

NNDA is the early development of the local centre and providing 

strong links with neighbouring residential and employment areas 

to the south. The proposed phasing of development, with parcel 

NM5D identified as the first phase of development, supports this 

objective. 

9.20 Soft market testing confirmed clear demand amongst the 

housebuilders and RSLs in the NNDA, however, the housing 

market is at an early stage of recovery and confidence is fragile. 

Housebuilders are therefore currently keen to develop house 

types where demand is strongest, currently family housing (2-4 

bedroom houses). The emerging masterplan supports a mix of 

house types and does not preclude a focus on family housing in 

early phases. 

9.21 It has been assumed (on the basis of housebuilder consultation 

and experience elsewhere) that up to three housebuilders would 

be on-site at any time, each working on one phase of 

approximately 40 units per annum. On this basis up to 

approximately 120 residential units would be completed per 

annum. 

9.22 Based on the LDF Allocation DPD and in order to support early 

delivery of the local centre, physical and social infrastructure the 

following phasing plan has been developed. 

9.23 The following table provides a breakdown of the approximate 

housing numbers for each phase and a cumulative total. 

Table 9.1. Indicative Phasing 

Phase Dwellings Cumulative Total 

1A 179 179 

1B 163 342 

1C 221 563 

2A 123 686 

2B 38 724 

3A 90 814 

3B 108 922 

Total Dwellings 922 

Infrastructure & Phasing 

9.24 The Hambleton LDF Allocations DPD sets out a phasing strategy 

for the delivery of the North Northallerton Development Area 

which is adopted and remains in place. However, during the 

public examination, the Planning Inspector acknowledged that 

some flexibility in this phasing strategy may be required to reflect 

under delivery and changing circumstances, which may be 

informed and justified through the masterplanning process. 

Therefore, this phasing strategy will be reviewed through the 

Planning Performance Agreement (PPA) process and some 

flexibility will be established, to reflect under delivery of housing 

and other such changes in circumstance. The PPA process will 

also establish much of the wider delivery details for the NNDA 

with input from developers and other key delivery partners. 

9.25 In particular, additional transport modeling is necessary to 

determine highways capacity and identify triggers for 

implementation of the North Northallerton Link Road and other off 

sites highway improvements. Further engagement with the Local 

Education Authority and PCT is necessary to determine existing 

and forecast capacity of education and healthcare services and 

potential investment and associated triggers associated with 

NNDA delivery. 

9.26 A full schedule of infrastructure works, services and facilities 

needs to be agreed and triggers or milestones for the delivery of 

165


such facilities set. This work could form a component of the 

Planning Performance Agreement. 

9.27 As part of this masterplan process Taylor Young and White Young 

Green have completed an initial assessment of physical and 

community infrastructure requirements. The timing and phasing 

of infrastructure is likely to be a condition of planning permission. 

9.28 The provisional list of education, community and leisure facilities 

includes: 

A primary school (approx 240 places) 

A health/community centre 

Local centre shops 

Sports pitches 

Formal and informal green space 

9.29 Provisionally, on and off site infrastructure works are anticipated 

to include: 

North Northallerton Link Road 

Darlington Road/Yafforth Road junction improvement 

(there will also be a number of contributions dues in lieu of 

junction improvements to East Road/Bullamoor Road, 

High Street/Quaker Lane and Brompton Road/Quaker 

Lane 

Pedestrian and cycle link improvements 

Bus infrastructure 

9.30 Triggers for the implementation of physical, social and community 

infrastructure need to be agreed by the District Council and linked 

to future planning permissions. 

166


Figure 9.2: Indicative Phasing 

167


Development Viability 

9.31 ekosgen has prepared an initial assessment of the financial 

viability of the preferred option. 

9.32 The appraisal is based upon data gathered at the baseline stage 

and through consultation with locally active developers, 

housebuilders and property agents and officers of Hambleton 

District and North Yorkshire County Councils. The viability of the 

NNDA has previously been assessed in a number of appraisals 

prepared to inform earlier masterplan iterations and the Local 

Development Framework process, including: 

JR Stroughair’s dedicated ‘NNDA Viability and Financial 

Appraisal’ (May 2007) and ‘Viability Studies of Housing 

Sites’ for Proposed Submission Allocations DPD (January 

2009). 

District Valuer Services’ ‘Housing Viability Studies Critique’ 

- a critique of Stroughair’s 2009 report in March 2010. 

These appraisals were part of the evidence base prepared 

to inform the Local Development Framework and were 

considered through the Independent Examination of the 

Proposed Submissions Allocations DPD. 

9.33 ekosgen’s viability assessment builds upon and updates these 

previous appraisals. Updates reflect the development of the 

NNDA Masterplan, changes to market conditions and 

development values, refinement of build costs, infrastructure and 

other associated works. 

9.34 The appraisal calculates the residual land value. That is the sum 

available to acquire land after all estimated development costs 

and off site margins (including developer’s profit, borrowing costs, 

professional and marketing fees) is discounted from the estimated 

gross development value. The development costs include 

estimates for: 

build costs; 

on and off-site infrastructure works (highways, drainage, 

sewerage); 

social infrastructure (open space provision and commuted 

payments towards education and healthcare); 

public transport improvements (commuted payments) ; 

and 

North Northallerton Link Road (commuted payments). 

9.35 The development appraisal identifies the residual site value. 

Sensitivity analysis identifies the impact on the residual site value 

from changes to development values and development costs. 

9.36 There is a minimum value for development land which developers 

will have to take into account in order to successfully bid for a site. 

It is entirely appropriate that this value reflects reasonable 

affordable housing, social and physical infrastructure costs. In 

practise, landowners will be unwilling to part with their land until it 

reaches a level that they feel is equivalent to its worth or 

adequately compensates for any loss of income or inconvenience. 

Utilising the outputs from the residual appraisal, the judgement of 

the market value (or price at which landowners will part with land) 

determines the viability of the NNDA. 

9.37 The District Valuer Services suggest that minimum prices for 

residential land in North Yorkshire are approximately £617,741 

per hectare (£250,000 per acre). Minimum values for 

employment land of a type and location similar to the NNDA are 

estimated to be about £370,645 per hectare (£150,000 per acre). 

It is reasonable to assume (given the landowners support for the 

allocation of the NNDA) that they will be willing sellers if a 

reasonable price is achieved for the land. It is fair to adopt the 

prevailing minimum sales price as an indicator for development 

viability. 

9.38 The development appraisal identifies that the NNDA will generate 

an equalised land price that exceeds the minimum land values 

quoted by the District Valuer Services. 

168


9.39 What’s more, sensitivity analysis demonstrates that the estimated 

gross development value could fall by about 5% and estimated 

development costs rise by about 5% before the preferred option 

becomes unviable. 

9.40 The development appraisal indicates that the preferred option is a 

viable proposition, but careful planning of development phasing 

and triggers for commencement/completion of infrastructure work 

and commuted payments will be essential to maintain 

development viability. 

Development Delivery 

9.41 The various development appraisals prepared for the NNDA have 

indicated that the development is viable. Consultation with locally 

active developers confirmed interest in the site and an expectation 

that it would be delivered by the private sector. Given the 

indications from the various development appraisals it is realistic 

to expect private sector delivery of the NNDA. 

9.42 The site is within multiple ownerships. It is common to find that 

landowners and or developers of sites such as the NNDA will 

have formed a consortium arrangement for development 

promotion, design and planning, land disposal and development 

delivery. No such arrangement yet exists for the NNDA site, 

although it is apparent that a key landowners and developers are 

beginning to explore collaborative working arrangements. It is not 

essential that such an arrangement exists but its absence does 

make development delivery more complex. 

9.43 The development will be delivered in phases and it is possible that 

these phases could reflect land ownership. However, 

infrastructure such as the North Northallerton Link Road dissects 

a number of ownership parcels and its delivery will not necessarily 

coincide with development of particular phases. Indeed, such 

infrastructure could be required early in the development process 

when proceeds from land disposal might be a number of years off. 

9.44 It will also be necessary to design and secure planning permission 

for the infrastructure to serve the site. In the absence of a 

consortium arrangement it will be necessary for an organisation to 

assume a lead role in designing key infrastructure, preparing and 

submitting an associated planning application. It will then be for 

the market to realise development delivery through a process of 

plot purchase or site assembly. 

9.45 There are three approaches to the planning and design process 

and development delivery: 

agreement of a consortium arrangement between 

landowners and / or developers for the preparation of site 

design, planning, implementation of key infrastructure and 

site disposal (potentially including land equalisation); 

a lead landowner or developer assumes responsibility for 

the design and implementation of key infrastructure and 

individual landowners or developers deliver development 

parcels; or 

the Council assumes responsibility for the design of key 

infrastructure and secures planning permission. The 

Council could also assume responsibility for the delivery of 

key infrastructure. This would involve agreement with all 

landowners to obtain access to implement the key 

infrastructure. 

9.46 Given the current austerity measures and the developer interest in 

the NNDA, it would perhaps be inappropriate for the Council to 

use public resources to pursue the third approach. Therefore, it is 

recommended that this approach is discounted. If the developer 

interest in the NNDA wavers or fails to realise development, then 

it would be appropriate for the authority to reconsider this 

approach. 

9.47 Whether the first or second approach is adopted can potentially 

be left to landowners and developers. The benefits and 

disadvantages of the two approaches are summarised in the 

following table: 

169


Consortium 

arrangement 

Lead 

developer 

Benefits 

Clear parameters and 

conditions for collaboration 

between landowners and 

developers 

Definition of role and 

responsibilities to the 

consortium 

Apportionment of 

development costs and 

receipts 

Programme of works and 

phasing 

Avoids costly and 

protracted legal 

negotiations 

Proactive landowner or 

developer driven to secure 

development delivery 

Disadvantages 

Legal costs associated with 

often complex negotiation 

and legal agreement 

Delays associated with 

reaching agreement 

Lead developer does not 

always represent all 

stakeholders 

Lead developer potentially 

carries burden of design 

and planning costs for key 

infrastructure 

Development delivery is 

dependent on site 

assembly and land 

purchase 

Collaboration between all 

landowners and / or 

developers is not 

guaranteed 

Risk of piecemeal 

development delivery 

9.48 It appears that a number of key landowners and developers are 

exploring options for collaboration. Landowner / developer 

collaboration will undoubtedly make development delivery more 

straightforward and therefore this approach should be supported 

by the Council and its partners. 

Planning Performance Agreement 

9.49 Under either private sector led delivery approach a Planning 

Performance Agreement (PPA) would help to ensure collaboration 

and improve the quality of planning applications and the decision 

making process. PPAs bring together the Local Planning 

Authority (LPA), developers and key stakeholders to work 

together throughout the planning process. They are essentially a 

collaborative project management process and tool that provide 

greater certainty and transparency to the development of scheme 

proposals, the planning application assessment and decision 

making. The PPA can establish the full scope of works required 

to develop scheme proposals, the planning application and 

decision making process, along with roles, responsibilities and a 

programme. 

9.50 Advice on how to undertake and use Planning Performance 

Agreements for complex projects is contained in the published 

Guidance Note produced by ATLAS in conjunction with the 

Department for Communities and Local Government (DCLG) 

entitled 'Implementing Planning Performance Agreements’. In 

addition, the British Property Federation published: 'A Guide to 

Planning Performance Agreements' to assist their members with 

understanding the key ideas and how they can be implemented. 

Infrastructure Delivery 

9.51 The North Northallerton Link Road (and potentially other 

community and social infrastructure works) will be funded through 

developer contributions for new development across 

Northallerton. The timing for the implementation of infrastructure 

will therefore determine whether funding is required to meet the 

difference between settled developer contributions and those that 

remain to be paid. A significant gap between contributions 

previously paid to the authority and the cost of infrastructure will 

170


potentially hamper development delivery. Infrastructure delivery 

should therefore be deferred until absolutely necessary to 

maximise the developer contributions available and minimise 

potential borrowing. 

9.52 If significant infrastructure works (such as the North Northallerton 

Link Road) is required early in the development process, public 

sector support might be necessary to plug any gap between 

settled developer contributions and the cost of infrastructure. This 

funding could potentially be secured from the HCA or borrowing 

against projected income from developer contributions. 

9.53 Developer consultation suggests that developers favour 

responsibility for infrastructure delivery. This includes on and offsite 

infrastructure and also strategic infrastructure paid for with 

developer contributions. Subject to satisfying relevant 

procurement rules, it would not be inappropriate for developers 

involved in the NNDA delivering strategic infrastructure and this 

approach might achieve best value. 

9.54 Design and planning for the key infrastructure can be undertaken 

by a landowner or developer acting in isolation. Without broad 

consensus and a commitment amongst landowners to 

development delivery whereby landowners or developers stifle 

development delivery by preventing implementation of key 

infrastructure, it might be necessary for the Council to support the 

delivery of the development through use of its compulsory 

purchase powers. This approach should be a last resort for the 

NNDA delivery, employed only when all reasonable attempts at 

site assembly or collaboration amongst landowners and 

developers have been exhausted. 

Favoured Delivery Approach 

9.55 It appears that a number of landowners and developers are 

exploring collaboration arrangements. An informal consortium of 

developers working under the banner of a PPA is the favoured 

delivery arrangement. This approach has the advantage of 

cooperation between landowners/developers, the Council and 

other key stakeholders with definition of role and responsibilities. 

Delivering Design Quality 

9.56 Design quality is instrumental to the delivery of development in 

NNDA. This masterplan process has established a design-led 

approach to place-making in support of substantial detailed work 

through the statutory planning process. The planning process 

provides the means by which the design concepts and ideas in 

this document can be operationalised and delivered through 

developments on the ground. 

9.57 It is intended that the Masterplan will be adopted by the Council 

and used as a material consideration in the determination of 

future planning applications. There is the opportunity for the 

council with developers to prepare more detailed design guidance 

in preparation for outline planning. Preparation of this more 

detailed design guidance could be a component of the work 

undertaken in the planning performance agreement (PPA). 

9.58 Thereafter, one or more developers will deliver development on a 

phased basis in consultation with the LPA. It will be vital that in 

this detailed work the design intentions are not lost. Close review 

and monitoring will be required through pre-planning application. 

9.59 Any publicly funded project must demonstrate how it is feeding 

into and delivering design quality and place-making for example 

road and bridge infrastructure. 

Critical Path 

9.60 The critical path to enable delivery of the NNDA broadly falls into 

three broad timeframes: 

Short term actions - through to start on site 

Medium term actions - the first phase of development 

Longer term actions - build out and site management 

9.61 Assuming that the development delivery will be private sector led, 

the medium and long term actions will be the responsibility of 

landowners and developers. Public sector involvement will 

171


primarily focus on development management. Preparation of the 

the clear design and development parameters within this 

document should guide the medium and long term actions. 

9.62 Short term actions comprise: 

Finalise the NNDA masterplan 

Potential negotiation of a consortium arrangement or collaboration 

agreement between landowners and developers 

Preparation of a Planning Performance Agreement to establish the 

parameters and programme for the planning application(s) 

North Northallerton Link 

Road design, leading to 

preparation, submission 

and determination of Link 

Road planning application 

Site design, leading to 

preparation, submission 

and determination of 

Phase 1 planning 

application 

OR 

Subject to a consortium 

or collaboration 

agreement: 

Site design, leading to 

preparation of a hybrid 

planning application 

comprising detailed 

design of the Link Road 

and all other matters for 

the NNDA in outline 

Detailed site design 

leading to reserved 

matters application for 

Phase 1 

Leading to start on site led by private sector developers 

9.63 The approach to delivery that is selected will inform actions and 

responsibilities for future years and phases of development. 

172

North Northallerton Development Area - Hambleton District Council

Create successful ePaper yourself

Delete template?

Save as template?