Welcome Thank you for taking time to attend today s event. is promoting land off Hodgson s Lane at, Sherburn-in-Elmet for a sustainable and high quality development. We are currently preparing an application for up to 270 new homes and we want to involve the local community to help guide the nature and form of development on the site before the proposal is finalised. Today s event provides an opportunity to see some preliminary plans/sketches for the site and understand how key issues are being addressed. Please take some time to look at the proposal today and if you have any questions, members of the Developments team are on hand to answer them and talk you through the plans. Who we are is a joint venture between the landowners, including Pigeon Investment Management Limited. Pigeon operates across the East of England in the promotion of land for development, investing in commercial property and other property related opportunities.
Housing eed Why Sherburn-in-Elmet? Sherburn-in-Elmet is a well established village with good access to services, jobs, facilities and a train station which provides main line connections to Selby, Hull, Sheffield and York. It is a second tier settlement in the Borough and a priority for growth. The Council s Core Strategy (2013) identifies a requirement for a minimum of 7,200 new homes across the District between 2011 and 2027 (i.e. 450 per year). At least 790 homes are to be located in Sherburn-in-Elmet. Policy SP5 (Footnote 5) explains that the housing figures (above) represent the minimum number of new homes to be provided on planned-for sites i.e. both existing consented sites and proposed allocated sites. Footnote 5 goes on to state: In addition to the planned-for 450 dwellings per annum (dpa) target, additional development will take place on other non-planned (windfall) sites which will significantly boost housing completions. Based on the weakest performance of recent years, this will be at least 105 dpa and may be much higher. The Council is currently progressing work on PLA Selby which will incorporate site allocations, site specific designations and other policies in proposals intended to be in line with the Core Strategy. An initial consultation closed on 19 January 2015 but the submission version is not due to be published until Summer 2016. Therefore it could be early 2017 before PLA Selby is adopted and therefore some time before the Council is in a position to confirm proposed site allocations and how it will meet both the Borough-wide housing requirement and that element anticipated to come forward in Sherburn-in-Elmet. In the meantime, the Council is unable to meet ongoing demands for housing across the Borough despite applications for development, including in Sherburnin-Elmet, coming forward. Core Strategy PLA Selby Why? The former Selby District Local Plan (2005) allocated land for development to the south east of Sherburn-in-Elmet to meet local housing needs up to 2006. Applications for development of this land have since come forward. Site Looking forward, the adopted Core Strategy requires further land to be identified to meet future housing needs. The site has previously been put forward as a proposed housing allocation on this basis. is a suitable site to accommodate new growth and development in the village and its development can come forward in a planned and comprehensive manner. Why make an application? Whilst applications for housing in Sherburn-in-Elmet have come forward in recent years, there remains a need for additional housing to be provided (as set out in the Council s Strategic Housing Market Assessment 2009 and 2011). There also remains a concern that the consented sites will not be delivered as quickly as intended, because of their requirement to deliver significant infrastructure up front (to be funded by those developments). As set out above, the Council needs to plan for new housing growth in sustainable locations, to help meet current requirements and compensate for low levels of past delivery and hence address current pent up demand. Previously proposed site allocation The comprehensive and planned delivery of development at will help address local housing requirements and prevent piecemeal development on potentially smaller sites, which are less able to provide the amount of affordable housing and other infrastructure required and which could otherwise place a burden on existing services and facilities in the village.
Site Context Constraints & Opportunities Plan To inform preparation of proposals, a host of surveys and supporting technical information is being prepared, including: Existing Footpath Aboricultural survey; Transport assessment; Flood risk and drainage assessment; Utilities assessment; Ecological appraisal; Archaeological assessment; Agricultural land assessment; Landscape and visual impact appraisal Environmental risk assessment; and, oise assessment. Bishop Dik In addition, consideration is being given to the policy requirements of Selby District Council and the Sherburn-in-Elmet Village Design Statement (2009) prepared by the Parish Council. A1 62 e Whilst some of these surveys are still ongoing, the initial outcomes have informed preparation of a Site Constraints/Opportunities plan (adjacent) which summarises some of the key influences informing the development proposals. o through vehicular access Pedestrian/cycle route to Railway Station and Village Centre Pinfold Garth Railway Station Hodgson s Lane o vehicular access onto A162 from Existing Footpath Application site (Approximately 10.2ha) Current field access points Relationship with existing housing Designated flood zone 2 Existing hedgerows Existing trees Existing public footpaths Proposed vehicular access Existing watercourses Existing pedestrian/cycle link to Pinfold Garth Designated flood zone 3
Site Connectivity The success of the site partly relies on the integration of residents of the new development with the existing village core, in ensuring that a sustainable community is created. Therefore, the design of the site is focused on ensuring pedestrian and cycle connectivity between the site, village centre, public transport links including the train station and areas of employment. P Bus stops Railway station S P Primary school S Secondary school Shopping & commercial core P Trading estate Doctors surgery Vehicular access Pedestrian/cycle access Site Access It is proposed that a new roundabout will be constructed to the north of the site on the A162. This will provide the sole vehicular access for development traffic to/from the site and help minimise the amount of traffic travelling through the village. The diagram (adjacent) illustrates where this access is likely to be located along the A162. Hodgson s Lane (where it connects with ) will serve as an emergency access point where retractable bollards are to be installed. It will, however, continue to allow for pedestrian and cycle access between the site and, providing direct access to local services and facilities including bus routes along and Sherburn-in-Elmet train station. The site is part of a wider legible context, providing good connectivity, especially on foot and by bike. To the north of the A162, opposite Hodgson s Lane, public footpaths connect the site to Barkston Ash, and to the north of Sherburn-in-Elmet via Ellarfield Lane. A further public footpath, located south of, provides access to the village centre via Pasture Way recreation ground and play area.
Flood Risk & Site Drainage Flood Risk The Environment Agency (EA) Flood Map confirms the site is located within Flood Zone 1 i.e. it is at very low risk of flooding because it is located outside of the 1 in 1,000 annual probability flood outline. The plan below illustrates the site and its relationship to other flood zone areas. The risk of flooding from potential other sources is also assessed to be low to very low (see table below). Flood Zone 3 (<1 in 100 year) Source of Flooding Assessed Risk Potential Mitigation Measures Bishop Dike Very low one required On-site drainage ditch Low/medium Finished floor levels raised & surface water drainage scheme Surface water Low Finished floor levels raised & surface water drainage scheme Groundwater Very low one required Reservoir, canals & other artificial bodies Very low one required Sewers & highway drains Very low one required Flood Zone 2 (>1 in 1000 year) Flood Zone 1 (>1 in 1000 year) Main River On-site drainage ditch e Bishop Dik Drainage Surface water from the site currently drains into the drainage ditch within the site, where it flows in an easterly direction beneath the Sherburn bypass and on into a network of drainage channels. Once developed, it is proposed that surface water from the site will continue to discharge into the same drainage ditch but the rate of discharge will be restricted to the existing greenfield runoff rate (3.9 litres per second per hectare). In order to ensure that this rate will be achieved, Sustainable Urban Drainage features (SUDS) comprising on-site storage will be provided. This could take the form of dry or permanently wet ponds, permeable paving, swales or cellular storage tanks. Bishop Dike flows in a southerly direction to the west of Hodgson s Lane. Due to the raised elevation of Hodgson s Lane, effectively forming a barrier, the site is assessed to be at very low risk of flooding from Bishop Dike.
The Proposal intends to submit an outline planning application for the site to establish the means of access and parameters for development only at this stage. An initial masterplan has been prepared which includes provision for: Existing Footpath Pr Up to 270 new high quality family homes suitable for growing families, first time buyers and those wanting to downsize to smaller properties, of which, up to 40% will be affordable to meet local housing needs; op os ed Ro un da bo ut e Bishop Dik ew substantial green open spaces which retain principal trees and hedgerows in and around the site and encourage accessibility to important wildlife features; A1 Proposed Footpath 62 ew play spaces for young children, supplementing existing provision elsewhere in the village; and Existing pedestrian / cycle route An new and extended footpath route through the site i.e. between the existing footpath to the north of Hodgson s Lane and Pinfold Garth. Pinfold Garth Railway Station Hodgson s Lane Pedestrian/cycle route to Railway Station and Village Centre Existing Footpath Application site (Approximately 10.2ha) Potential balancing pond Retained tree and hedgerow planting Proposed footpath Residential development (Approximately 8.2ha) Potential play area Proposed tree and hedgerow planting Proposed vehicular site access Green infrastructure (Approximately 1.6ha) Indicative spine road through site Existing footpath Indicative easement to gas pipeline
What are the benefits? Provision of a mix of housing types including starter and family homes to meet the needs of existing and future residents; ew affordable housing to help address local affordability issues; Ability to fund new social/community infrastructure, if required; Injection of expenditure from new residents to support local shops and services; Job creation through construction of the site; Support from a larger population to ensure the future vitality and viability of existing services and facilities including community groups/organisations; Considerable investment in the area through the provision of over 2m through the Government s ew Homes Bonus Scheme; Provision of new play areas for children; Provision of significant areas of new open space which encourage accessibility to the wider area and important wildlife/biodiversity features; Provision of a high quality development which respects the existing character of the village and retains the existing character of Hodgson s Lane. Indicative view of private drives looking onto Hodgson s Lane Indicative view of gateway access from A162
A162 ad Ro Pinfold Garth ne Fen ton La ue Ave n fold Pin Pinfold Avenue Sp ri ng fie ld Hodgson s Lane Meadow View ad ld Ro e fi g n i r Sp Wolsey Croft ane on s L Sax o n W ay Hodgs Pasture Way B122 B1 Th Low Street ef air wa y A162 22 Scale 1:2500 @ A1 0 50 100 150 200 300 400 500m
What happens next? We want you to help shape proposals for therefore your feedback is very important to us. Please complete a comments form and post it in the box provided, alternatively, you can post the form back to us before Friday 1 May 2015 at the following address: c/o Indigo Planning Limited 11th Floor Lowry House Manchester M2 3AW The team will take on board the comments made during the process and refine the proposals further. An outline planning application will be submitted to Selby District Council soon after. In the meantime, the team is due to give a short presentation to the Sherburn-in-Elmet Parish Council meeting taking place on Monday 20 April 2015. This will provide an overview of the proposals to date and summarise the key issues arising from today s event. To be kept informed of the progress of the development, please complete a comments form so that we have your details. A copy of the comments form and any updates generally will be made available on our website: www.hodgsonsgate.co.uk. If you would like to discuss any issues further, please contact the information line on: 0161 836 6910 (during normal office hours). Alternatively, you can email us at: hodgsonsgate@indigoplanning.com.