WELCOME
We are pleased to invite you to share your view on plans by Caddick for a new residential development on Land at Mains Lane, Bishop Monkton.
Caddick is proposing to deliver up to 83 new homes, with suitable access, along with a range of other local benefits, including public realm, traffic management and calming measures, biodiversity improvements, an integrated sustainable drainage scheme and a community food growing area.
This website has been created to share details of the emerging proposed development and provide you with an opportunity to give feedback on the initial plans.
Please complete the feedback form provided on the Next Steps & Feedback section of this website.
Once this process is concluded, Caddick will use the feedback gathered to refine the proposals and submit an outline planning application to North Yorkshire Council.
All details relating to appearance, landscaping, layout and scale will be subject to a future reserved matters application.
CADDICK LAND
The Caddick Group, which includes Land, Developments, and Construction subsidiaries alongside Moda Living and Leeds Rhinos, was founded in 1979 in Yorkshire. Still family-owned, the company has grown steadily and now represents a project pipeline with significant capital deployed and invested across the UK. In 2023, the Caddick Group launched Places for Life, the environmental social governance strategy with the vision of creating the best places in the country.
Caddick’s overall mission is to “deliver high quality, desirable and sustainable developments that provide long-term benefits and a positive legacy”.
Caddick has sought to directly reflect this mission through the proposals for Land at Mains Lane.
THE SITE
The site is 5.4 ha in size. It is currently in agricultural use, comprising a single arable field, which falls gently towards the southern and western borders.
The site is located on the immediate edge of Bishop Monkton, to the west of Knaresborough Road and is well related to the settlement. It provides a logical extension to the settlement’s western boundary, sitting between existing residential development and allocated and planning approved residential development to the north and south-east.
It is within walking distance of local amenities, including a primary school, church, pub, sports and recreational facilities and a village hall.
The site is predominantly within Flood Zone 1 with a small area of the southern boundary covered by Flood Zones 2 and 3. These areas of the site will be left free of development, and all built development will be located in Flood Zone 1 (therefore at the lowest risk of flooding). The development will not increase surface water run-off from the site.
SITE LOCATION PLAN
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The site is not constrained by any other environmental matter.
The application will be accompanied by technical reports in relation to ecology, landscape, drainage, access, highways and connectivity matters.
VIEWS OF THE SITE
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VIEWS OF THE SURROUNDING AREA
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PLANNING CONTEXT
To address the chronic undersupply of homes, the government made a commitment to build 1.5 million new homes, and recent changes to national planning policy have been made to help support and realise this ambition.
Subsequently, North Yorkshire Council has identified that within the former Harrogate district, there is a significant shortfall in housing land. Bishop Monkton is identified as a ‘Service Village’ within the Harrogate District Local Plan 2014-2035 (the current development plan for the area), where new housing development is directed to support the continued provision of a range of services and facilities.
Therefore, this site will deliver much-needed new market and affordable homes in a suitable location, alongside a range of benefits for both the existing community and future residents.
SITE CONSIDERATIONS & OPPORTUNITIES
The site benefits from its close connection with the village and connectivity into the wider transport network, linking it to Ripon, Harrogate, Boroughbridge and Knaresborough, where you can find a wide variety of services and facilities.
Site Context Plan
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Caddick has sought to develop a landscape-led masterplan which would prove attractive to those wishing to take advantage of the site’s convenient location, whilst also supporting the growth and vitality of Bishop Monkton.
The masterplan has been informed by the site’s constraints and opportunities, namely:
CONSTRAINTS
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The site’s topography is undulating and development on the highest parts should be avoided. This provides opportunity for areas of public open space.
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Consideration needs to be had for the existing use of Mains Lane and its use as a ‘strategic pedestrian route’. A new junction onto Knaresborough Road will facilitate access into the development and those travelling along Mains Lane, whist the current Mains Lane junction will be closed to non-emergency vehicles. The proposals ensure that Mains Lane can still be safely used by pedestrians.
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Bishop Monkton Beck runs along the southern boundary of the site and there needs to be a suitable buffer between the beck and development. The proposals seek to ensure the required offset can be achieved.
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Milner Hill Farm on the northern boundary remains in use. The proposals include for strong planting around the boundary of the farm buildings.
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The site is predominantly within Flood Zone 1, with a small area along the southern boundary within Flood Zones 2 and 3. The proposals ensure these areas will remain free of development, with all built development located within Flood Zone 1. An integrated sustainable drainage scheme (SuDS) is also included to ensure surface water run-off is not increased and flood risk within the village is not exacerbated.
OPPORTUNITIES
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There is potential to reinforce the site’s northern edge with an avenue of trees, reflecting the mature planting along the opposite side of the lane.
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Strengthen the existing eastern and western boundaries, while avoiding complete visual screening, to maintain key views towards the church spire and Conservation Area from the bridleway to the west.
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Create an integrated sustainable drainage (SuDS) scheme that provides landscape amenity, enhances biodiversity, and delivers effective water management, without exacerbating flood risk within the village.
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As the site has been primarily used for agricultural purposes, there is significant scope to enhance its biodiversity value.
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Ensure site-wide connectivity, including routes that integrate with proposed SuDS features.
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Provide strong planting edges to enclose Millner Hill Farm.
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Promote active frontages, with properties facing outwards towards the surrounding context and inwards towards the central open space / village green.
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Enhance landscape character and visual amenity along the access to the north-east.
THE PROPOSALS
Caddick is proposing to deliver a range of much-needed, quality homes at the site, with the ability to provide a mix of housing types to meet local needs. The site has been carefully masterplanned to take account of its surroundings and the opportunities this presents.
In summary, the emerging scheme proposals will deliver the following:
01
Up to 83 market and affordable homes, accommodating a range of tenures and sizes to meet local housing needs.
02
Sustainable urban drainage integrated within the landscaping scheme
03
A landscape-led development that will respect and enhance existing landscaping and vistas, opening public views to the countryside.
04
Provision of safe and accessible vehicular and pedestrian links into the site.
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Retention of the ‘significant field boundaries / hedge’ and ‘landmark trees’ to the east of the site and retention of all other boundary hedges where possible.
07
Proposed traffic improvements and traffic calming as part of the development.
06
Extensive public open space, including a community food growing area, providing opportunities for recreational activities
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Opportunity for significant biodiversity enhancement from its current agricultural use.
EMERGING ILLUSTRATIVE MASTERPLAN (SUBJECT TO FURTHER CHANGE AND DESIGN DEVELOPMENT)
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THE BENEFITS
In addition to the delivery of new market and affordable homes, to which significant weight must be given, the proposed development would facilitate the following benefits:
SOCIAL BENEFITS
UP TO 83
new homes of a type and tenure to meet local needs
AFFORDABLE HOUSING Delivery of 40% affordable housing
41.3% OF THE SITE AS PUBLIC OPEN SPACE
accessible to the community, providing opportunities for recreational activities
COMMUNITY FOOD GROWING
opportunities with a community orchard
ENVIRONMENTAL BENEFITS
33% BIODIVERSITY NET GAIN
gain through additional hedgerows and grassland enhancement
A LANDSCAPE LED SCHEME
which will respect and enhance current landscaping and vistas
FUTURE HOMES
would be developed with high levels of efficiency, including potential photovoltaic panels and air source heat pumps, as well as electric vehicle charging points
OPPORTUNITIES TO ECOLOGICALLY ENHANCE
the watercourse to the south and west of the site
ECONOMIC BENEFITS
£14.5m
total capital investment
85 DIRECT FTE
(full time equivalent) construction jobs
£440,000 NET ADDITIONAL EXPENDITURE
first occupation expenditure
189 JOBS
direct, indirect and induced FTE construction jobs annually throughout the construction period (c. 2.6 years)
£229,000
Council Tax payments (p.a.)
£220,000
one-off new homes bonus payments
£15.5m
Gross Value Added (GVA) per annum throughout the construction period
NEXT STEPS & FEEDBACK
The deadline to respond has now passed.
Your feedback will be considered before the scheme is finalised for submission as an outline planning application to North Yorkshire Council.
North Yorkshire Council will provide another opportunity for you to comment on the proposals once the planning application has been submitted and validated