West Ayton Highways Depot - North Yorkshire County Council

NORTH YORKSHIRE COUNTY COUNCIL 

PLANNING AND REGULATORY FUNCTIONS COMMITTEE 

6 JUNE 2006 

OUTLINE APPLICATION FOR PLANNING PERMISSION FOR RESIDENTIAL 

DEVELOPMENT AT WEST AYTON HIGHWAYS DEPOT (SCARBOROUGH 

BOROUGH) (SEAMER AND DERWENT VALLEY ELECTORAL DIVISION) 

1.0 PURPOSE OF REPORT 

1.1 Outline planning permission is sought for residential development at West 

Ayton Highways Depot. As the application is currently outline there are no 

details regarding possible design, number or layout of the site. This however 

will be dealt with under the reserved matters. 

1.2 The proposed development is part of a larger site crossed by the boundary of 

the North York Moors National Park and thus is a shared application with the 

North York Moors National Park Planning Authority. The site in total is 

0.78 hectares and is surrounded by residential properties on three sides and 

by open countryside on the fourth. The site currently compromises of several 

former station buildings which are utilised as office space and a former 

locomotive shed which is used for storage purposes. The bulk of the site is 

hard surfaced with a mix of hedge and tree screening to the boundaries. 

1.3 The Town and Country Planning Act 1990 Schedule 1 Paragraph 1(i) requires 

that planning applications for development of land which is situated partly in 

and partly outside a National Park shall be determined by the relevant County 

Council and National Park Authority. Therefore this application comes to the 

County Council and the North York Moors National Park Authority for 

determination. For Members' information the application for development 

within the North York Moors National Park was determined at the March 2006 

Committee by the National Park Authority’s Planning Committee and was 

granted approval. 

2.0 CONSULTATIONS 

2.1 Scarborough Borough Council – was consulted on 8 April 2005. Any views 

will be reported orally if available. 

2.2 Environment Agency – raise no objections, but request appropriate 

conditions. 

2.3 Yorkshire Water – raise no objections, but request appropriate conditions. 

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West Ayton Highways Depot/1

2.4 North York Moors National Park Authority – raise no objections as the 

application is in line with PPG3, “Housing”. 

2.5 North Yorkshire Police Force, Architectural Liaison Officer – raises no 

objections to the proposal. 

2.6 County Councillor Williamson – was consulted on 8 April 2005. Any views will 

be reported orally if available. 

2.7 West Ayton Parish Council – raise no objections, but draws attention to: 

• The need for the conservation of the Station buildings 

• Possible sewerage increase 

• Entrance from Garth End Road and possible increased traffic 

2.8 The Highway Authority – raise no objection, but request appropriate 

conditions. 

2.9 The County Council's Heritage Unit – raise no objection, but request 

appropriate conditions. 

3.0 ADVERTISEMENT AND REPRESENTATIONS 

3.1 The proposal was advertised by Site Notice on 13 April 2005 and by Press 

Notice on 20 April 2005. Three letters of representation have been received 

stating: 

• Concern for the possible type and style of homes which could be built 

• Pressure on local schools 

• Access to the site 

• Demolition of Station House and Platform 

4.0 PLANNING POLICY CONTEXT 

4.1 The application falls to be determined in accordance with Section 38(6) of the 

Planning and Compulsory Purchase Act 2004 which states that the proposal 

must be determined in accordance with the Development Plan unless material 

considerations indicate otherwise. 

4.2 Policy H3 of the Scarborough Borough Local Plan states that in addition to 

sites referred to in Policy H2 new housing development will be permitted 

within the defined development limits of settlements provided that individual 

proposals meet the following criteria: 

a) The scale, character and appearance of the development should 

respect the character and physical form of its surroundings; 

b) The vehicular access and services should have the capacity to serve 

the proposed level of development; 

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c) The development should not result in the loss of important public 

views, public or private open space, landscaped areas, recreational 

land and gaps in built up frontages which positively contribute to the 

character and appearance of the area; 

d) The development should not harm the amenities of nearby residents as 

a result of overlooking or an overbearing effect on existing property 

caused by the relationship or new and existing buildings, or 

disturbance from vehicular movement; and 

e) They are acceptable in terms of policies for the protection of nature 

conservation interests. 

4.3 A development brief has been prepared by North Yorkshire County Council in 

conjunction with the North York Moors National Park Planning Authority, to 

help guide the detail of design of the development and to help ensure that the 

new development would be in line with Policy H3. A copy of the brief is 

appended to this report. 

4.4 Careful consideration has been paid in order to maximise the potential of the 

site whilst also ensuring that it remains within the parameters set out by 

Policy H3, to minimise the effects felt by local residents on their amenity. 

4.5 Vehicular access and services to the site have been recommended to be 

conditioned by the Highway Authority in order to minimise the impact of the 

site traffic, and also to serve the proposed level of development. 

4.6 This area is currently not allocated for any designated purpose as such, but 

lies within the general development limits for West Ayton. 

4.7 The adopted Local Plan for the northern half of the site is the North York 

Moors Local Plan (May 2003) and the southern half is the Scarborough Local 

Plan. 

4.8 The key relevant policies in the North York Moors Local Plan are considered 

to be: 

i) Policy H3, this permits open market housing on larger sites within the 

built-up part of West Ayton subject to normal development control 

criteria. 

ii) Policy BE6 seeks, amongst things, to ensure an appropriately high 

standard of design and materials and landscaping. 

iii) Policy GP3 seeks, amongst other things, to ensure that new 

development would not have an unacceptable impact on the operation 

of surrounding land uses. 

4.9 The key relevant policies in the Scarborough Local Plan are considered to be: 

i) Policy H3 (as previously commented upon) permits open market 

housing subject to normal development control criteria. 

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ii) Policy H5 relates to affordable housing in rural areas and states that 

as an exception to other local plan policies, planning permission may 

be granted for small scale, affordable housing to meet identified need 

on sites within or on the edge of existing settlements that would not 

normally be considered acceptable. 

iii) Policy H6 requires a range of dwelling types. 

iv) Policy H8 requires schemes of 20 or more houses to include a 

proportion of homes to take account of people with disabilities. 

v) Policy H16 requires new residential development to be at a minimum 

density of 25 dwellings per hectare. 

vi) Policy R2 requires the provision of an area of public open space for 

developments of over 15 units and appropriate maintenance. 

4.10 All of the above policy matters are considered further within the appended 

Development brief. 

4.11 PPG3 “Re-using urban land and buildings”, states that the Government is 

committed to maximising the reuse of previously developed land and empty 

properties and the conversion of non-residential buildings for housing, in order 

both to promote regeneration and minimise the amount of Greenfield land 

being taken for development. 

5.0 MAIN CONSIDERATIONS 

5.1 The site is currently occupied by the West Ayton Highways Depot and is 

utilised for the storage of highway salt in the form of a salt mound and other 

equipment utilised by the County Council. The Highway Authority is locating 

to a larger site and therefore their current depot is surplus to requirements. 

The site extends to 0.75ha and is level. The development of the site for 

residential development would, to a degree, have a lesser visual impact on its 

surroundings compared to that of the existing Highway Depot. This is in line 

with PPG3 and the redevelopment of previously used land within a settlement. 

5.2 It is envisaged that the site will be developed for a sensitively designed 

scheme of open market housing with a range of house types and sizes. 

Through the Development Brief it is envisaged that redevelopment of the 

entire site would be achieved in a co-ordinated manner. Subject to 

appropriate design the development should positively contribute to the 

regeneration of the area and not prejudice the activities of any neighbouring 

occupiers or businesses. 

5.3 The issue of sewage and drainage at the site has been addressed by the 

conditions requested by Yorkshire Water in order to alleviate the issue of 

possible additional sewage at the site. 

5.4 Access and the issue of increased traffic on Garth End Road, has also been 

addressed by the conditions requested by the Highway Authority. However, it 

is not anticipated that the overall amount of traffic at the site would increase 

beyond that of its current usage as a Highway Depot. 

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5.5 This is a prominent site where the introduction of new buildings offers a 

significant opportunity to enhance the local environment. It is envisaged that 

the design of any properties would be sympathetic to the intrinsic character of 

the area and also respect the site's railway heritage as set out by the attached 

Development Brief. 

5.6 The removal of the former station buildings has been considered and it is felt 

that this should be avoided where ever possible. However, as discussed 

within the Development Brief the retention of the station building should not 

come at the cost of frustrating an example of excellent design and layout in 

the event of one being submitted. Furthermore, the overall design and layout 

of the site will be decided upon through the reserved matters which will be 

dealt with at a later date, although careful consideration of the overall design 

will be sought through the imposition of a condition requiring close regard to 

the Development Brief. 

5.7 The surrounding properties consist primarily of red brick with slate or tiled 

roofs, although some of the larger properties on Beech Lane are rendered 

with red brick detailing. Therefore a condition regarding agreement of 

materials is recommended in order to tie the new development with the 

existing. 

5.8 The LEA has commented there will be sufficient spaces within East Ayton CP 

School to cope with the increase of children from the development. Currently 

there is 207 on roll with places for 210, but this is expected to decrease over 

the next three years. 

5.9 I see no cogent planning objections to the grant of outline planning permission 

and as the application is in accordance with National Planning Policy 

Guidance PPG3, Scarborough Local Plan policies H2, H3, H5, H6, H8, H16 

and R2 and the North York Moors National Park Authority Policies H3, BE6, 

GP3, approval is therefore recommended. 

6.0 RECOMMENDATIONS 

6.1 That OUTLINE PLANNING PERMISSION IS GRANTED subject to the 

following conditions and in line with the accompanying development brief, as 

in the opinion of the Planning Authority the development is compliant with the 

terms of the Development Plan currently in force and in all other relevant 

material considerations. 

1. The development hereby permitted shall be begun on or before 

whichever is the later of the following dates: 

i) Five years from the date of this permission. 

ii) The expiration of two years from the final approval of the reserved 

matters or in the case of approval on different dates, the final 

approval of the last such matter to be approved. 

2. The development hereby authorised shall not be carried out otherwise 

than in strict accordance with the approved application details. 

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3. Approval of the details of the siting, design and external appearance of 

the residential development, the means of access thereto and the 

landscaping of the site (hereinafter called “the reserved matters” shall 

be obtained from the County Planning Authority in writing before any 

development is commenced. 

4. Prior to the commencement of the development hereby permitted, the 

following drawings and details shall be submitted to and shall have 

been approved in writing by the County Planning Authority in 

consultation with the Highway Authority: 

i) Detailed plans to a scale of not less than 1:500 showing the 

proposed highway layout, including dimensions of carriageway, 

footway, verge widths and visibility splays, the proposed 

buildings and site layout, the proposed floor levels, driveways 

and the drainage and sewerage system. 

ii) 

Longitudinal sections to a scale of not less than 1:500 horizontal 

and not less than 1:50 vertical along the centre line and channel 

lines of each proposed road showing the existing ground level 

and proposed road level, and full details of surface water 

drainage proposals. 

iii) A typical highway cross-section to scale of not less than 1:50 

showing a specification for the types of construction proposed 

for carriageways and footways/footpaths and when requested 

cross-sections along the proposed roads showing the existing 

and proposed ground levels. 

iv) Details of the method and means of surface water disposal. 

v) Details of all proposed street lighting. 

vi) Drawings for the proposed new roads and footways/footpaths 

giving all relevant dimensions for their setting out including 

reference dimensions to existing features. 

No road works shall commence on site prior to the written approval of 

these details by the County Planning Authority. The development shall 

thereafter not be carried out otherwise than in full compliance with the 

approved drawings and details. 

5. Construction of roads and footways prior to occupation of dwellings. 

No dwellings to which this permission relates shall be occupied unless 

or until the carriageway and any footways/footpath from which it gains 

access is constructed to basecourse macadam level and/or block 

paved and kerbed and connected to the existing highway network with 

street lighting installed and operational. The carriageway and 

footway/footpath wearing courses and street lighting shall be 

completed within three months of the date of commencement of 

construction of the penultimate dwelling of the development or within 

two years of the laying of the basecourse whichever is sooner, unless 

otherwise agreed in writing with the County Planning Authority. 

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6. Prior to the commencement of the development hereby permitted 

visibility splays providing clear visibility of 2.4 x 60 metres measured 

down the centreline of the access road and the nearside channel line of 

the major road shall be provided at the junction of the access road with 

the County highway. Once created, these visibility areas shall be 

maintained clear of any obstruction and retained for their intended 

purpose at all times thereafter. 

7. Any access gates shall be made to open inwards only. 

8. Details of the precautions to be taken to prevent the deposit of mud on 

public highways by vehicles travelling from the site shall be submitted 

to and approved in writing by the County Planning Authority. These 

facilities shall include the provision of wheel washing facilities where 

considered necessary by the County Planning Authority. These 

precautions shall be made available before the development 

commences on the site and be kept available and in full working order 

until such time as the County Planning Authority agrees in writing to 

their withdrawal. 

9. Within six weeks of the substantial completion of the last dwelling, all 

outstanding streetworks shall be completed to the satisfaction of the 

County Planning Authority in consultation with the Highway Authority. 

10. No vehicles, materials, apparatus or other equipment shall be 

permitted to be sited within the public highway. 

11. The site shall be developed with separate systems of drainage for foul 

and surface water on and off site. 

12. No development shall take place until details of the proposed means of 

disposal of foul and surface water drainage, including details of any 

balancing works and off-site works have been submitted to and 

approved by the County Planning Authority. 

13. Unless otherwise approved in writing by the County Planning Authority, 

there shall be no piped discharge of surface water from the 

development prior to the completion of the approved surface water 

drainage works and no buildings shall be occupied or brought into use 

prior to completion of the approved foul drainage works. 

14. Finished floor levels shall be set at a minimum of 34.69 metres AOD. 

15. No development approved by this permission shall be commenced until 

a scheme for the provision of surface water drainage works has been 

submitted to and approved in writing by the County Planning Authority. 

The drainage works shall be completed in accordance with the details 

and timetable agreed. 

16. No development approved by this permission shall be commenced 

until: 

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a) The application site has been subjected to a detailed scheme for 

the investigation and recording of contamination, and 

remediation objectives have been determined through risk 

assessment, and agreed in writing with the local Planning 

Authority. 

b) Detailed proposals for the removal, containment or otherwise 

rendering harmless any contamination (the 'Reclamation Method 

Statement') have been submitted to and approved in writing by 

the local Planning Authority. 

c) The works specified in the Reclamation Method Statement have 

been completed in accordance with the approved scheme. 

d) If, during reclamation works, any contamination is identified that 

has not been considered in the Reclamation Method Statement, 

then remediation proposals for this material should be agreed 

with the County Planning Authority. 

17. There should be no discharge of foul or contaminated drainage from 

the site into either groundwater or surface waters, whether direct or via 

soakaways. 

18. Detail design of the scheme shall have close regard to the 

requirements of the development brief for this site. 

19. A detailed scheme for landscaping, tree and/or shrub planting shall be 

submitted to and approved in writing by the County Planning Authority 

before the development hereby permitted is commenced. Such a 

scheme shall specify types and species shall include a programme of 

planting and shall be implemented in such a manner as may be 

approved in writing by the County Planning Authority. Any tree/shrub 

so planted which dies within five years of the date of planting shall be 

replaced to the satisfaction of the County Planning Authority. 

20. Samples of all external construction materials to be used in the 

development hereby authorised shall be submitted to and approved in 

writing by the County Planning Authority before work on site 

commences. 

Reasons for Conditions 

1. To comply with Section 91 of the Town and Country Planning Act 1990. 

2 &3. To safeguard the rights of control of the County Planning Authority in 

respect of these matters. 

4. To secure an appropriate highway construction to an adoptable 

standard, in the interest of highway safety and the amenity and 

convenience of highway users. 

5. To ensure safe and appropriate access and egress to the properties, in 

the interest of highway safety and the convenience of prospective 

residents. 

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6. In the interests of road safety to provide for drivers of vehicles using 

the access road to the site and the public highway with a standard of 

inter-visibility commensurate with the vehicular traffic flows and road 

conditions. 

7. In the interests of safety and convenience of users of the highway. 

8. To ensure that no mud or other debris is deposited on the carriageway 

in the interests of highway safety. 

9&10. In the interests of safety and convenience of users of the highway and 

of the free flow of traffic thereon. 

11. In the interest of satisfactory and sustainable drainage. 

12. To ensure that the development can be properly drained. 

13. To ensure that no foul or surface water discharges take place until 

proper provision has been made for their disposal. 

14. To minimise the impact of flooding on the site. 

15. To prevent the increased risk of flooding by ensuring the provision of a 

satisfactory means of surface water disposal. 

16. To protect the environment and ensure that the remediated site is 

reclaimed to an appropriate standard. 

17. To prevent pollution of the water environment. 

18. To safeguard the rights of control of the County Planning Authority in 

respect of these matters. 

19&20. To safeguard the character of the site in the interest of visual amenity. 

SIMON SMALES 

Assistant Director, Planning & Countryside Unit 

Background Documents to the Report 

1. Planning application dated 18 March 2005. 

2. Consultation response from the Environment Agency dated 3 February 2006. 

3. Consultation response from Yorkshire Water dated 22 April 2005. 

4. Consultation response from North York Moors National Park dated 3 May 

2005. 

5. Consultation response from North Yorkshire Police Force Architectural Liaison 

Officer dated 26 April 2005. 

6. Consultation response from West Ayton Parish Council dated 4 May 2005. 

7. Consultation response from the Highway Authority dated 12 May 2005. 

8. Consultation response from the County Council's Heritage Unit dated 

14 March 2006. 

9. Three letters of representation have been received. 

Documents can be viewed by contacting Laura Hallimond at Planning and 

Countryside Unit – Room 35, County Hall, Northallerton. Tel Ext 3285. 

Planning Application Ref No : C4/013/2005/001 

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APPENDIX 

WEST AYTON HIGHWAYS DEPOT – PLANNING BRIEF 

APPROVED BY THE NYMNPA PLANNING COMMITTEE – MARCH 2006 

1.0 THE OPPORTUNITY 

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2.0 THE PURPOSE OF THE BRIEF 

2.1 The West Ayton Highways Depot at West Ayton has been recognised as 

having redevelopment potential. This Planning Brief has been prepared to 

assist and shape the regeneration process in the hope that:- 

a) It will encourage new residents to the area. 

b) Improve amenity for neighbouring property owners and other 

stakeholders. 

c) Capitalise upon the site's location relatively close to both York and 

Scarborough. 

d) Promote overall improvements in the area, whilst maintaining the 

character of the site. 

3.0 LOCATION AND DESCRIPTION 

3.1 West Ayton is situated in a predominantly rural area where agriculture is the 

predominant land usage. The Highway Depot was developed on the site of 

the former West Ayton station following closure of the railway. 

3.2 This 0.75 ha level site has previously been used for the storage of highway 

salt in the form of a salt mound and other equipment utilised by the County 

Council. The site consists of a relatively narrow strip which widens to form the 

salt store. The bulk of the site is hard surfaced with a mix of hedge and tree 

screening to the boundaries. The site contains two buildings of merit, both of 

brick and slate roof construction. These are the former station and station 

masters house and former locomotive shed. The former station and station 

master’s house has most recently been used as offices. Other buildings on 

the site include several sheds of corrugated sheet and brick construction. 

3.3 On the north eastern boundary of the site Beech Tree House is present, a 

substantial residential property with gardens and outbuildings. Encompassing 

the remainder of the site are smaller residential properties with their gardens 

backing on to the site. In a wider context land to the north and south is 

agricultural land as long fields. 

3.4 West and East Ayton are service villages, both with access to local amenities 

such as pubs, local stores and a library in East Ayton. The village core has all 

the necessities which may be required but a large supermarket chain can be 

found at Eastfield. 

3.5 The village itself has good commuter links with both Scarborough and the 

Eastfield area. Eastfield has seen a dramatic raise in employment 

opportunities, with the relocation of Scarborough Building Society to the area. 

3.6 The site itself lies to the west of the village core running parallel with the 

A170, which is also the nearest main road. 

3.7 In recent months the village as seen a small development of new homes 

along the A170 and Garth End junction in the style of homes already in the 

area. 

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4.0 LOCAL PLAN BACKGROUND 

4.1 The adopted Local Plan for northern half of the site is the North York Moors 

Local Plan (May 2003) and the southern half is the Scarborough Local Plan. 

4.2 The key relevant policies in the North York Moors Local Plan are considered 

to be: 

i) Policy H3, this permits open market housing on larger sites within the 

built-up part of West Ayton subject to normal development control 

criteria. 

ii) Policy BE6 seeks, amongst things, to ensure an appropriately high 

standard of design and materials and landscaping. 

iii) Policy GP3 seeks, amongst other things, to ensure that new 

development would not have an unacceptable impact on the operation 

of surrounding land uses. 

4.3 The key relevant policies in the Scarborough Local Plan are considered to be: 

iii) Policy H3 permits open market housing subject to normal development 

control criteria. 

iv) Policy H5 relates to affordable housing in rural areas and states that 

as an exception to other local plan policies, planning permission may 

be granted for small scale, affordable housing to meet identified need 

on sites within or on the edge of existing settlements that would not 

normally be considered acceptable. 

iii) Policy H6 requires a range of dwelling types. 

iv) Policy H8 requires schemes of 20 or more houses to include a 

proportion of homes to take account of people with disabilities. 

v) Policy H16 requires new residential development to be at a minimum 

density of 25 dwellings per hectare. 

vi) Policy R2 requires the provision of an area of public open space for 

developments of over 15 units and appropriate maintenance. 

5.0 POTENTIAL USES 

5.1 Having regard to the location of the site within the settlement, it is envisaged 

the site will be developed for a sensitively designed scheme of open market 

housing with a range of houses types and sizes. This should be possible 

provided:- 

i) Redevelopment of the entire site is achieved in a co-ordinated manner 

avoiding a piecemeal approach to ownerships. 

ii) Its design and subsequent after use positively contributes to the 

regeneration of the area and does not prejudice the activities of any 

neighbouring occupiers or business. 

6.0 RETENTION OF SITE ASSETS 

6.1 The site contains two former railway buildings of merit, the two storey railway 

house/office along with its associated railway platform, and the brick 

locomotive shed. These buildings should be incorporated into a scheme to 

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etain the historic railway links of the site and provide a degree of focus and 

established character. However, these buildings are not Listed and 

considered to be so significant as to frustrate an example of excellent design 

and layout in the event of one being submitted. 

6.2 All of the perimeter trees and shrubs should be retained to afford privacy and 

setting for both existing and new occupiers. 

7.0 DESIGN PRINCIPLES 

7.1 This is a prominent site where the introduction of new buildings offers a 

significant opportunity to enhance the local environment. The development 

requires an innovative approach capable of providing a sustainable, usable 

and striking environment with strong rural design characteristics of the highest 

calibre. It is envisaged that design would be sympathetic to the intrinsic 

character of the area and also respect the site's railway heritage. 

7.2 The submitted application will need to be in line with a design statement that 

successfully demonstrates the adoption of principles set out in this document 

and guidance for West Ayton Highways Depot, as listed: 

i) Constructing dwelling types and styles designed for its location and 

context. For example, existing housing development around the site 

varies from single to two storey development. It is envisaged that the 

site be developed with a mix of single and two storey development with 

the single storey development backing onto the existing single storey 

dwellings on Morley Drive and Hewley Drive. 

ii) Presenting a new unified appearance to the West Ayton Depot and 

Garth End Road. 

iii) Ensuring residential development ordinarily not exceeding two storeys 

iv) 

in height. 

Providing development backing onto rear boundaries to enhance 

security at the site. 

v) Adopting a creative design approach incorporating aspects of the site, 

focusing upon them to enhance the environment, ie re-use of 

locomotive shed and station house. 

8.0 PRIVACY 

8.1 Where possible windows should be positioned at an oblique angle to increase 

privacy, reducing the possibility of being able to look into neighbouring 

houses. The overall design and orientation should pay careful attention to the 

privacy of both existing and future residents. 

This accords with policy H10 of the Scarborough Local Plan Policy stating that 

planning permission will not be granted for development that would have 

serious effect on residential amenity. In considering proposals account will be 

taken of: 

i) The extent of overlooking and loss of privacy 

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ii) 

The proximity and relationship of new and existing buildings and 

whether there is an overbearing effect on existing property 

9.0 MATERIALS 

9.1 The development of this site will have a significant impact on the character of 

the village of West Ayton, so it is envisaged that only the highest quality 

materials will be appropriate. The surrounding development is made up of 

primarily red brick with slate or tiled roofs, although some of the larger 

properties on Beech Lane are rendered. It is considered that the use of red 

brick would reflect the railway history of the site. 

10. LANDSCAPING 

10.1 The provision of landscaping within a housing scheme should be an integral 

part of the design. The landscaping at the site can be defined into two 

sections:- 

i) Boundary treatment 

ii) Internal landscaping provision 

10.2 Landscaping proposals should address the potential to increase the amenity 

afforded by the site's positioning. Planting along the boundaries would assist 

in screening existing homes. 

11.0 DENSITY 

11.1 The County Council and Local Planning Authority, in line with Government 

advice, will seek development densities that avoid the inefficient use of land 

whilst being mindful of the need for development to be compatible with the 

characteristics of the site and its surroundings. 

11.2 Accordingly, development at the site shall not exceed 30, but shall also 

capitalise upon the characteristics of the site and not be less than 15. 

12.0 HOUSING LAYOUT 

12.1 The layout of dwellings should create a feeling of enclosure and afford casual 

surveillance of the public realm. This can be achieved on this site by: 

i) Grouping properties around a turning head where they front onto a 

cul de sac, thus giving a tightness and continuity to the overall design. 

ii) Avoiding monotonous lines of buildings in the design of the 

development. 

iii) Basing the massing of the development on a sequence of open and 

enclosed spaces intersected by buildings of interest or focal points so 

as to avoid standardisation of design. 

12.2 Dwellings should be orientated to create open and enclosed spaces, thus 

encouraging casual surveillance, so that people entering and leaving the site 

can be observed, fostering a sense of security within the development and 

helping reduce potential levels of crime. Orientation can also be used to 

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maximise energy efficiency by making positive use of southern aspects to 

maximise natural light and passive heating. 

13.0 ACCESS AND HIGHWAYS 

13.1 It is envisaged that the only access to the site will be from the existing access 

position on Garth End Road. A second emergency entrance will not be 

required for this site due to the scale of the development not exceeding 

25 dwellings. 

13.2 The Developer will be required to submit a full transport assessment in order 

to establish the implications of development on the road network and 

pedestrian flows. In preparing a transport solution the Developer will be 

mindful of the following elements: 

i) The need to allow construction traffic onto the site with minimum 

disruption to surrounding neighbours. 

ii) Internal layout to emphasise the "Home" and be designed to reduce the 

dominance of the motor vehicle. 

iii) The need for off-site highway improvements and a contribution towards 

the cost of these works thus to maintain the current environment, and 

deliver good relationships with neighbouring properties. 

iv) Capitalising upon the site's position in the fringe of the North York 

Moors National Park. 

13.3 The internal road layout is to be set out in such a way as to encourage the 

most efficient and sustainable use of land. 

13.4 Car parking is to be provided for at a maximum average rate of 1.5 spaces 

per dwelling depending upon house type. Developers are, however, 

encouraged to capitalise upon the site's proximity to public transport links 

(bus) to seek a reduction of this standard in consultation with the County 

Council. 

14.0 OPEN SPACE PROVISION 

14.1 Open space provision is expected in every new residential development. 

Provision of open space in new residential developments will be negotiable 

between the Developer and the Council. It is suggested that the current area 

utilised for the salt mound could be converted to form a public open space 

with homes surrounding this. 

14.2 Policy R2 Open Space Provision within new residential developments, of the 

Scarborough Local Plan Policy is of relevance to this brief and states that:- 

a) New residential developments of 15 or more dwellings, whether 

developed at a single stage or incrementally, will normally be required 

to include an area or areas of public open space within the site to a 

minimum standard of 64 square metres per dwelling to meet the needs 

of the residents. This level of provision must be combined to create 

amenity space; equipped and casual children’s play and kick about 

areas. 

NYCC – 06.06.06 – P&RFC 


14.3 The Developer must ensure the future adoption and maintenance of the site. 

This is also dealt with under R2 of the Scarborough Local Plan Policy stating 

that Developers will be invited to enter into a planning obligation to provide a 

commuted payment to the council based on a rate per dwelling to enable the 

required open space to be provided off-site. This may involve the provision of 

new open space or the improvement of existing open space, whichever best 

meets the needs imposed by the residents. 

Justification for this is that open space for the recreation and amenity of 

residents is an essential part of new housing development. It should be 

designed as an integral part of the layout and be well related to the housing, 

visible preferably faced by dwelling, and with convenient and safe pedestrian 

access. 

15.0 AFFORDABLE HOUSING 

15.1 In line with current Government guidelines, the County Council expects all 

developments greater than 25 dwellings to provide a minimum of 10% of 

affordable dwellings. Provision can be made either on or off site, or by way of 

financial contribution to the County Council through a Section 106 Agreement. 

15.2 Policy H5 of the Scarborough Adopted local Plan regarding Affordable 

Housing in rural areas is of relevance to this brief as it states that as an 

exception to other local plan policies, planning permission may be granted for 

small scale, affordable housing to meet identified need on sites within or on 

the edge of existing settlements that would not normally be considered 

acceptable. 

16.0 TECHNICAL INFORMATION 

16.1 Developers will be required to undertake the following technical appraisals. 

i) Contaminated land assessment including a desktop survey, sampling, 

risk assessment and report making recommendations in respect of the 

levels of risk associated and/or applicable. 

ii) A full assessment of the noise environment as outlined in PPG24 and 

full details of insulation measures to be used in the event of levels 

being registered above acceptable measures. This assessment should 

include traffic noise, construction noise estimate and an estimate of the 

noise created by the new site. 

iii) 

Water Management. A detailed investigation of the drainage regime. 

Due consideration should be given to the potential presence of 

contaminates and appropriate action taken. Early consultation to 

Yorkshire Water is recommended. 

16.2 All of the above are required to be submitted and approved by the County 

Council and Local Planning Authority or other relevant body prior to the 

granting of planning consent. 

17.0 LIGHTING AND SECURITY 

NYCC – 06.06.06 – P&RFC 


17.1 A lighting scheme for the roads and footpaths should be prepared for the 

development to a standard acceptable by the County Council. Attention 

should be paid to minimising shadowed areas and providing even light 

effectively reducing the number of potential hiding places as outlined in the 

examples of good practice listed in the 'Ecology of Fear" Soja 2000. 

Security features should be designed and implemented in conjunction with the 

Police Authority Architectural Liaison Officer and The Community Safety Unit 

of Scarborough District Council. 

18.0 SUSTAINABLE DEVELOPMENT 

18.1 A commitment to the highest standards of sustainable development principles 

and practices will be expected across all stages of site planning, design and 

construction. The design and energy efficiency of buildings should be tested 

against the appropriate Building Research Establishment's Environmental 

Assessment Method and should maximise the potential for recycling and 

energy efficiency. Inefficient buildings will not be acceptable. Developers will 

be expected to demonstrate compliance with the highest practicable 

standards. 

19.0 CONCLUSION 

19.1 The West Ayton Highways Depot has the potential to create a site which is 

capable of providing a sustainable, usable landmark living environment with 

strong rural design characteristics of the highest calibre. However, to create a 

space both of sustainability and enhancement West Ayton Highways Depot 

residential scheme must be handled with great care and attention to detail as 

described in the appendix. Overall the purpose of this brief is to aid in the 

design and planning of the site, utilising the site's location and overwhelming 

potential as a residential area. 

NYCC – 06.06.06 – P&RFC 


7 

 

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North Yorkshire County Council 

Outline permission for residential 

development at West Ayton Highways Depot 

 

 

 

 

 

 

 

 

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El Sub Sta 

Business and Environmental Services 

North Yorkshire County Council 

County Hall, 

Northallerton, 

North Yorkshire 

DL7 8AH 

COMPILATION & ANALYSIS: 

DATE: 

FILENAME: 

 

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PS 

6 June 2006 

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This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office 

© Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 

North Yorkshire County Council. 100017946 2006

West Ayton Highways Depot - North Yorkshire County Council

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