The Stray Ferret reported this week that Taylor Wimpey has submitted plans to build up to 320 homes on the edge of Harrogate.

If North Yorkshire Council approves the development, about 750 people would move into the area off Penny Pot Lane, some three kilometres west of Harrogate town centre.

A previous planning application for up to 350 homes on the site was refused in January 2018. But North Yorkshire Council’s lack of a Local Plan, detailing where development can take place, could make this scheme harder to refuse.

The Stray Ferret has looked at the newly-uploaded planning documents, which were submitted in support of the development, on the council website to highlight some of the key features of the latest scheme.

1 Five fields developed

The 22.47-hectare development site consists of five fields south of Penny Pot Lane and east of Oaker Bank. The built area would consist of about eight hectares, meaning about two-thirds of the development area would be green space and amenities.

2 £1m in extra council tax

An economic statement claims construction would create 45 gross direct full time equivalent jobs and apprenticeships. It adds the homes would generate an additional £1 million in council tax for North Yorkshire Council.

3 New roads

A new road called Oaker Way would be the main route into the neighbourhood. It would be accessed via a three-way junction on Penny Pot Lane. A right-hand turn filter lane would be introduced on Penny Pot Lane, along with a left-hand turn filter lane within the development. A second access road would be created off Oaker Bank. The area is not well served for public transport. A transport statement says: "The proposed development would provide additional contributions to the number 4 bus service as well as increased patronage from new residents."

4 Three ‘character areas’

The neighbourhood would be divided into three ‘character areas’ to “create a distinctive new development with a strong sense of place and identity, reflecting Harrogate’s rich character and architectural context”. The areas, called Harrogate Gateway, Oaker Way and Oakdale Meadows, can be seen below.

5 Penny Pot Lane crossing

A signal-controlled Toucan crossing would be installed on Penny Pot Lane. Additional uncontrolled crossings are also proposed. New footways would be created — one would link Penny Pot Lane, the existing roundabout junction and Oaker Bank.

6 Children’s areas

Two equipped play areas for children and a trim trail fitness station are included in the proposals.

7 Biodiversity net gain

Developments are now expected to achieve at least a 10% increase in biodiversity. The planning documents say: “Extensive new landscaping, recreational routes, and ecological enhancements are proposed, delivering and exceeding the mandatory 10% biodiversity net gain through a nature-rich, integrated green infrastructure strategy.” They add the development will see a 31.76% increase in ‘habitat units’ and a 10.5% gain in ‘hedgerow units’. A veteran tree on the eastern part of the site will be retained along with drystone walls. There are also plans for a community orchard, wildlife ponds, grassland and meadows.

8 Infrastructure concerns

Taylor Wimpey’s supportive planning statement says: “There are no adverse impacts of the development that significantly and demonstrably outweigh the benefits, to which significant weight must be attached. In this case, the benefits of the proposal significantly outweigh the adverse impacts and planning permission should be granted.” But the first public comment submitted as part of the ongoing consultation, disagrees. Sian Adams, who wrote it, described the application as “ridiculous” and cites concerns about roads being unable to cope with the increase in traffic, lack of facilities, including health provision, in the area. “Harrogate doesn't need more 3-5 bed rabbit hutches between £300-800k,” she said. “We do not need more crappy new builds. Leave the countryside alone to be just that, countryside.”