Proposed Housing Development,

Raikes Road, Skipton

Design and Access Statement

Prepared by Bowman Riley Architects I For R.N Wooler & Co Ltd. I June 2013
Contents

1. Introduction
The Client / / The Land Owners / / The Design Team

2. Site Analysis and Background, Constraints and Opportunities

3. Visual Analysis

4. Context

5. Design Principles

6. Concept Plan

7. Community Consultation

8. Layout, Access, Permeability and Pedestrian Movement

9. Appearance and Scale

10. Character Zones

11. Indicative Site Layout

12. Sustainable Integrated Communities

13. Use and Amount

14. Access Statement

15. Crime Prevention

16. Sustainability, Climate Change and Renewable Energy

17. Refuse Collection and Recycling

Section 1 : Introduction

Purpose of this Statement

This Design and Access Statement has been prepared by Bowman Riley Architects on

behalf of R N Wooler & Co to accompany an outline planning application for residential

development at Raikes Road, Skipton. This document has been prepared in accordance

with the Department for Communities and Local Government’s (DCLG) Circular 01/2006.
The Client : R.N. Wooler & Co Ltd

R N Wooler and Co Ltd Other R.N. Wooler & Co Ltd Projects

R N Wooler and Co Ltd was founded in 1985 by Managing Director, Norman Wooler.
His vision was to deliver the highest quality building service, incorporating all aspects
of construction work. Today it is a multi-million pound business with a workforce of
nearly 200.

Still a family firm, the original ethos remains to provide clients with a competitive and
efficient personal service. From heritage and conservation work to state-of-the-art
buildings for the future, the company has both expertise and experience. Quality
workmanship and specialist skills by professionally trained craftsmen who are long
standing employees, ensure customers continue to return for each new project.

An impressive portfolio of successful projects

R N Wooler and Co Ltd is managed from purpose-built premises in Keighley, West

Yorkshire. This incorporates an extensive builders’ yard, storage depot and a
substantial joinery manufacturing workshop where Wooler’s own trained craftsmen
prepare bespoke joinery work. A dedicated small works/maintenance department
offers a 24 hour callout service. Patrick Close, Grassington Meadow Rise, Giggleswick Raines Garth, Giggleswick

Distinctive Homes

Housing developments and individual work for private clients are finished to the
highest standards, utilising both modern and time-honoured skills incorporating
energy efficient technology.

Whether undertaking a bespoke commission for a discerning private individual

or realising an exciting high class in-house development, the same exceptional
standards of craftsmanship and attention to detail are evident.

Wooler’s outstanding reputation for quality has led to the company’s specified
inclusion on some of the region’s most exclusive country house developments.

Whatever the home, contemporary or traditional, large or small, Wooler’s ability to

tailor a personal service to suit a client’s specific requirements sets us apart from our
peers.

From the construction of a new build multi-million pound country manor on a

greenfield site to the refurbishment of a small town centre cottage, no matter what Lidget Croft, Bradley East Street, Gargrave Carleton Old Hall, Carleton
the size, the outcome is still the same: complete customer satisfaction.
The Landowner : The Tarnmoor Trustees

New Homes Proposed for Tarn Moor Estate Land The Trustees of the Tarn Moor Estate:

The land, which is located between the A65, Raikes Road and White Hills Lane is owned The trustees of the Tarn Moor Estate, a registered charity, have a duty to maximise the
by the Tarn Moor Estate. The Estate is a registered charity run by trustees and has a assets within their stewardship. The trust deed registered with the Charity Commission
limited portfolio of land and property, the income from which is used to benefit the people clearly indicates that all monies received shall be used for the benefit of people residing
of Skipton. The Trustees together with local building company R N Wooler & Co Ltd are within the civil parish of Skipton.
proposing to create a development of family homes on the site and have undertaken a
planning a consultation event to seek input from local people with regards to the proposed Capital grants for a variety of projects have been made since the Charity was reconstituted
development. in 1999 and the Memorial Ground, opened in 2002, has proved to be an asset benefiting
the local community.
The site was originally included for development in a Draft version of Craven District
Council’s Local Plan and a Government Planning Inspector approved it for allocation on the
basis that it was “a logical addition to the Raikes Road housing area”, however at that time
the Council decided against including it in its Local Plan in 1999.
Recent Donations made by the Tarn Moor Trust Include:

• Skipton Little Theatre - repairs to building roof - £6,000

• Swadford St Old Folks Centre - refurbishment of property including provision of a lift -

£10,000

• Skipton Christ Church - new seating - £10,000

• RSPCA Rescue Shelter - £500

• Overdale Park Bus Shelter (contribution) - £3,000

• Sandylands - improvement of sports facilities - £5,000

• Skipton CAB - IT equipment - £766

• Skipton Scout Group - repairs to premises - £1,500

• Skipton Christian Fellowship Church - repairs to premises - £7,000

The sum of £3,000 a year is set aside to provide grants to college students living in Skipton
who need assistance with purchasing equipment.
“The Tarn Moor Memorial Woodland is owned
and managed by the Tarn Moor Trust”
The Design Team

R.N Wooler & Co Ltd : The Applicants

Tarn Moor Trustees

Bowman Riley : The Architects

Rural Solutions : Planning Consultants

Mayer Brown : Transport Consultants

Weetwood : Flood & Water Consultants

Section 2 : Site Analysis and Background

The Site
nORTH

View along the A65: The site on the

left is hidden by existing trees
nORTH

SKIPTON TOWN
CENTRE

View North along Raikes Road with

the site on the left

Site Location: on the outskirts of Skipton, Bounded by the A65, Raikes Road and White Hills Lane. Site Images

The 2.45 hectare site lies approximately 1 mile northwest of Skipton town centre. The site, currently managed
grazing land, slopes by approximately 4m from the south eastern boundary adjoining Raikes Road to the north
western boundary adjacent to the A65. To the north of the site lies the Yorkshire Dales National Park with White
Hills Lane and existing agricultural land to the southwest.

Vehicular access to the site has been agreed with NYCC. The primary vehicle access is situated off Raikes Rd
between White Hills Croft and Tarn Moor Avenue with a secondary access serving 5 dwellings off White Hills
5 Lane. There is a further pedestrian link from White Hills Lane which links to the start of a public footpath running
A6
north/south across the site towards the A65.

W Prominent features of the site are the mature trees in the southern corner and the hedges bounding White Hills
oad

hi
te
Lane. The proposal is to retain these key features.
es R

H
ill
s
Raik

La
ne
The proposed development which is a logical extension to the settlement of Skipton, seeks to redefine the urban
fringe of the town, by addressing the open landscape beyond its boundary. Rather than presenting a bland view
of rear gardens as do many of the existing housing estates on the edge of the town the layout presents active
frontages to all sides. The layout is informed by the wider context of the town rather than the large stand-alone
properties of Tarn Moor Crescent and Raikes Rd.
Constraints

The following physical site constraints and topographical features have informed the

design process:
NORTH

• There is an existing public right of way that crosses the site; the indicative path is
Traffic noise from
busy road shown by the dotted blue line on the site plan.
5

one
A6

ph Z
Slo

• The steepness of the ground within the southern corner makes it more difficult to
pe
of
ed lan

60 m
uir d
eq
er
z on
er
uff
eb
cap

develop so the density of houses within this area is reduced.

nds
La

PLATEAU

• Access off Raikes Rd is restricted to a single position between White Hills Croft and
d
an
fl
eo
op

Tarn Moor Crescent, (as agreed with NYCC).

Sl

Potential
W POTENTIAL Site Entrance
hi
te
Hi DEVELOPMENT
lls
La
ne
ZONE

• The existing residential development along the south eastern boundary restricts

ge

d
ed

sR
rd

ike
Ha

Ra
development in accordance with the associated overlooking distances.

• The exposed northern and western boundaries require landscape buffer zones to
oneZ
ph
30 m

screen the development.

• Traffic noise from the A65 along the northern boundary.

• Development is restricted to two/two and a half storeys to be in-keeping with the

SITE CONSTRAINTS surrounding housing development.

Site Constraints
Opportunities

The general principles of the site layout are based around the themes arising from the site

analysis. These are summarised as follows:

NORTH

• The development should be a logical extension of, and integrate with, the existing

residential estate. Careful consideration will be given to permeability, with new

5

one
A6
e
on

ph Z
Slo
pe
rZ
footpaths and amenity space linking to the existing public footpath.
of
ffe lan

60 m
Bu
d
e
ds cap
Lan

PLATEAU
• The layout should respond to the differing site boundary conditions from the open aspects to

the north and west to the existing housing to the southeast.

d
an
fl
eo
op
Sl

W
hi
te
Hi
POTENTIAL
DEVELOPMENT
• Houses should overlook the existing public footpath to provide security in accordance with
lls
La
ne
ZONE

Secure by Design principles.

d
sR
ike
Ra
• North facing and west facing houses will benefit from the elevated position and the distant
oneZ views that are evident from the site.
ph
30 m

Existing group
of mature trees
• Principles for creating a sustainable community and sustainable construction will be
Di
sta
nt
Vi
ew
embraced. All affordable homes will be constructed to achieve Code for Sustainable Homes
s

level 3.
SITE OPPORTUNITIES • The scheme should respond to the natural topography and other physical site constraints.

Analysis indicates that the layout could be organised broadly into three zones of differing
Site Opportunities
density served by gently curved streets. A zone along the south eastern boundary that

reflects the grain and scale of the adjoining estate; a central /eastern zone occupying

the central part of the site with a greater housing density and a zone along the northern

boundary with good views of the YDNP and landscaped public open space.

• The development should add to the distinctive character of Skipton and provide a sense of

place whilst, at the same time embracing its neighbours and the local area beyond.

• The layout should exploit the topography of the site without having to undertake a large cut

and fill land exercise.

Section 3 : Visual Analysis

The site is visually set on the edge of an existing suburban area, located on the north western edge of

Skipton; it is bounded with housing to the southeast and agricultural land to the north and west.

Although the site slopes gradually across its width with a steeper section in the

North eastern corner, there are generally long distance views across the landscape. The northern

boundary is visually contained at eye level by the trees and bushes along the A65 which extend the full

length of the site.

View South along Raikes Road with the site on the right

A summary of the visual receptors are as follows:

Residential properties along Raikes Rd;

Vehicular and pedestrian users of White Hills Lane;

Vehicular and pedestrian users of the A65;

Users of the Public footpath that crosses the site, accessed from White Hills Lane;

Walkers within the Yorkshire Dales National Park;

Vehicular and pedestrian users of Raikes Road.

View North along White Hills Lane with the site on the right

Union Wharf, mews development Gargrave Road, Semi-detached and detached houses Devonshire Street, typical terrace blocks
Section 4 : Context

Surrounding Built Form, Context and Inspiration Traditional Victorian Streets

Immediate Context The built environment of Skipton includes traditional Victorian streets, with residential
development consisting of terrace blocks; buildings are predominantly 2 storey on minor roads and
There are two roads leading to the application site; Raikes Road and White Hills Lane. 2.5 storey incorporating peaked dormers on higher category roads. Continuous frontage is created
Raikes Road is typically characterised by low density two storey detached houses. White by the consistent set back from the pavement edge, these private spaces are defined by low level
Hills Lane is characterised by large overhanging trees and hedges which will be retained stone walls either on their own or combined with low level planting. The terrace roofscape is broken
as part of this development. up by large chimneys and occasional gable fronts, which create rhythm along the street. The use of
splayed bay windows adds animation to the front elevations.
The properties fronting Raikes Road are well separated from the edge of pavement,
creating a strong building line with front or side on plot parking. In some locations dwellings move from terrace units to larger semi detached units. These
are predominantly 2 storey and have large chimneys, gable fronts and gablets to animate the
General Context roofscape. A strong horizontal rhythm is created along these streets by a consistent building line,
well separated from the back edge of the pavement; low level walls enclose these private areas and
There are many different types of houses within the Skipton area. These include typical add to the horizontal rhythm of the street. Higher category streets often incorporate formal street
1960s residential development towards the edge of the town, consisting of semi- planting adjoining the pavement.
detached and detached houses. Mass, high density terraced housing near to the town
centre is reflective of Skipton’s Cotton Mill Industry of the late 19th century. More recent Windows to the front elevations of these traditional dwellings are rectangular with a greater height
development within the canal basin towards the end of the 20th century has seen Mews to width ratio. Many have gable fronts, stone detail up to first floor level with render above and
type housing built typically with courtyard parking. have feature stone mullion bay windows to the main ground floor living area. Entry to the dwellings
is gained through traditional doorways with side lights. Occasional use of arched doorways with
The following describes the study that was undertaken of Skipton and the surrounding fanlights can be seen and the larger units incorporate canopies or porches.
area to establish the most appropriate local urban design principles that have informed
the layout of the housing at Raikes Road. It should be noted that these traditional streets were designed for peoples’ needs at the time, with
car parking now dominating the street scene.

Hurrs Road, Skipton Gargrave Road, Skipton Gargrave Road, Skipton Brougham Street, Skipton Otley Road, Skipton
Section 4 : Context

Surrounding Built Form, Context and Inspiration

Wider Context – Later Expansion Influence from surrounding Villages

Residential development around the outskirts of Skipton demonstrates styles of post The villages around North Yorkshire are typically laid out in an informal configuration.
war architecture. Dwellings are predominantly 2 storey, semi detached or single storey Villages such as Carleton were identified as a possible influence for the creation of a new
detached bungalows set back from the road by a small private garden. The majority of development and sense of place on the proposed Greenfield site.
these dwellings utilise this space as parking provision, the parking does not dominate the
street scene in these situations as it is broken up by soft landscaping. Villages often combine historical village dwellings with more recent village development.
Dwellings tend to be 2 storeys with varying separation distances from the road. This
Render and stone are utilised along these streets and the use of render to one storey combined with soft landscaping and differing boundary treatments creates an attractive
and stone to the other can also be seen. The use of bay windows and hipped roofs are a village character. On plot parking is typically provided either to the front of dwellings, to
common feature. the side or slightly set back from the property.

Wider Context – North Yorkshire characteristics Facing materials are predominantly stone, with some use of render on the more modern
properties. Roof finishes tend to be stone slates on the traditional dwellings and grey slate
North Yorkshire towns and villages were studied and aspects of the architectural design, on the modern dwellings.
style, layout and form were identified that represent local character. It was considered that
these could provide a strong design rationale for the new development.

Beech Hill Road, Carleton Sunny Bank, Carleton Village The Wend, Carleton Village West Road, Carleton Village West Road, Carleton Village
Concept Plan

POS
Key
Space
tpath
Existing Right of
c Foo
Way Retained bli
Pu

Residential

Pr
im
POS

ar
y
Pe
Key

Ac
de
Space

ce
st

ss
ria

Ro
n
Lin

ad
s
ks
POS

Key Residential
Space Pedestrain and
Residential vehicular links
to Skipton

Residential
Section 5 : Design Principles

In line with national and local Government guidance and policy, considerable importance has been Provision of amenity space
placed on achieving a high standard of design across the site. The application of urban
design principles will ensure a high quality layout is achieved whilst the identification of the “provides, or enables good access to, community and green and open amenity and
constraints and opportunities will ensure that the proposals are sensitively integrated into the site recreational space (including play space) as well as private outdoor space such as
and the surrounding landscape and urban fabric. residential gardens, patios and balconies”

Successful urban design is dependent upon achieving an appropriate relationship between the Section 4: Design Principles
community’s needs, developing constraints, built form and a positive response to • Provision of, and easy access to, a range of types of community green spaces encompassing
local conditions. various forms of recreational activities for different age groups.
• Introduction of different types of play as an integral part of the open space strategy.
The principles that informed the design of the proposed development were determined from the • Creation of a green link to act as a wildlife corridor through the site linking wildlife habitats off
site assessment. Although PPS3 has been replaced by the NPPF, relevant design issues from this and on the site; and
document have been helpful in informing our indicative development plan. • Creation of strong links to the surrounding area.

Accessibility Response to context

“Is easily accessible and well-connected to public transport and community facilities and “Is well integrated with, and complements, the neighbouring building and the local area
services, and is well laid out so that all the space is used efficiently, is safe, accessible and more generally in terms of scale, density, layout and access”
user-friendly”
• Integration of the development into the existing built form fabric of Skipton in relation to scale,
• Creation of convenient, safe and direct access for all residents to the local facilities, schools, height and massing;
play areas and Skipton centre; • Consideration of views in and out of the site;
• Provision of a single vehicular access point into the development and additional pedestrian • Providing architecture that reflects the local vernacular; and
accesses forming part of the permeable network of streets that assist in dispersing traffic • Protection of existing and proposed residential amenity through the use of frontage development
(vehicular and pedestrian); thereby enclosing rear gardens.
• Creation of a clear movement hierarchy providing easily recognisable routes which balances
the street as a space alongside its function as a movement corridor;
• Maintain a human dimension in terms of scale to the built form for ease of orientation; and
• Provision of landmarks/focal points that assist in navigation through the development.
Section 5 : Design Principles

Efficient use of resources Character and identity

“Facilitates the efficient use of resources, during construction and in use, and seeks to “Creates, or enhances, a distinctive character that relates well to the surroundings and
adapt to and reduce the impact of, and on, climate change” supports a sense of local pride and civic identity”

• Encouragement of walking, cycling and public transport use rather than the use of the • Opportunity to establish a new distinctive identity to the development, whilst having its own
private car thereby reducing the reliance on natural resources; character and integrating with landscape context;
• Creation of a sustainable urban drainage strategy; • Establish a distinctive identity through well-designed spaces and built form; and
• Use of energy efficient building techniques; and • Minimise the impact of the development on the surrounding context.
• Allow for high levels of passive solar gain through the careful orientation of buildings.

Biodiversity promotion
Quality of public realm
“Provides for the retention or re-establishment of the biodiversity within residential
“Takes a design-led approach to the provision of car parking space, that is well- environments”
integrated with a high quality public realm and streets that are pedestrian, cycle and
vehicle friendly” Creation of new landscape features and wildlife habitats on the site in the form of the tree lined
public open space; and creation of a sustainable urban drainage strategy that ensures the
• Provision of a clear hierarchy of connected spaces and places, including streets; development does not increase the risk from flooding.
accessibility by a variety of users with consideration to the design of the space and not just
its function as a movement corridor;
• Integration of proposed landscape features in order to soften the built form;
• Creation of a clearly defined public realm through the provision of strong building frontage
lines and variations in enclosure of the private spaces;
• Control of access to private areas, particularly rear gardens; and
• Provision of a variety of accessible public open spaces and recreation areas to meet the
needs of the local community whilst encouraging social activity.
Section 7 : Community Consultation

Please refer to Rural Solutions Planning Statement for details of the public consultation event.
Section 8 : Layout, Access, Permeability and Pedestrian Movement

Hierarchy of Spaces

The indicative Masterplan shows the proposed structure of the development and how it relates
and connects to the existing area of Skipton. The design proposes a well-connected movement
network that will be accessible by all users. The structure of the proposed development will also
ensure that all areas of the development are easy to navigate, safe and secure. An interconnected
series of “key spaces” are located around the development to aid legibility, add variety to the
urban grain and create an experience as you travel through the development.

The new development is permeable to the wider area. This will be achieved by increasing public
access across the site linking the wider area of Skipton.

The majority of vehicles will access the site from Raikes Road with just 5 houses accessed from
White Hills Lane. Traffic will be circulated through the development within a series of streets; the
informal layout of the streets will constrain average vehicle speeds.

Pedestrian links are proposed to connect the site to the existing PROW and to the existing
housing development. These links are overlooked by the houses and will provide safe and
convenient routes to and from the development. The design of the road layout will ensure that
traffic speeds within the development are constrained in order to provide a safe environment for
pedestrians and cyclists.

The development is laid out around a permeable system of streets and spaces that recognise the
need to combine the function of the street as a movement corridor alongside its place function.
The development proposals have been influenced by “Manual for Streets” which encourages
designers to move away from standardised prescriptive measures and adopt a more innovative
approach in order to create high quality places for all users, ages and abilities. A hierarchy
of streets not only provides for the necessary vehicle circulation but also allows for footpath
connections with the wider area in order to assist in the creation of an integrated movement
network.
 Key

Primary Access Roads

Private Drive

Public Open
Space

Street Hierarchy
Section 9 : Appearance and Scale

Key Design Principles

Materials
The nature of the adjoining housing estate is essentially suburban with predominantly large
houses facing the site and characterising this area of Skipton. The proposed development will A natural simple palette of materials is proposed, in-keeping with the existing building materials
redefine the edge of the town and will address the open countryside beyond with a sympathetic used within the Skipton area. The materials are as follows:
treatment to the margins of the site in terms of landscape and orientation of dwellings which
will face the aspects and areas of open space. The built form will be determined both by the • Random coursed stonework, sawn-stone cill and head features
topography and the character of the better quality houses within surrounding area (see photos 4 • Timber windows
and 5). • Natural slate
• Tarmac and block paving for roads and hard landscaped areas
House Types and House Blocks • Secured by Design certified windows and doors

All the units will be two/two and a half storey dwellings and have a maximum footprint of 10m by
6m, with pitched roofs. There will be a mix of mainly detached and semi-detached houses with Due to the restrictions of the existing topography and surrounding context, the site achieves an
some small terraces with a maximum of three dwellings in one block. Variation in the architectural average density of approximately 20dph. This allows a balanced approach to housing, green
style will be further emphasised through the roof-scape and use of chimneys, which will step in space and response to existing context. The scale of the development will be predominantly 2
accordance with the changes in topography of the site; transition of materials will also enhance storey with some 2 and half storey dwellings.
this.
The dwellings overlooking the green links and areas of Public Open Space will be typically larger
“Green” Pedestrian Link and Public Open Space detached units characterised by gable frontages and raised roof lines to provide enclosure and
strengthen the pedestrian link along the green corridor to the north of the site.
Every opportunity will be made to make the public areas as safe and as user friendly as possible.
From houses overlooking the new footpath pedestrian link and public open space to dual aspect Landscaping along the northern boundary reduces the impact of the development when viewed
units at street corners, the opportunity for natural surveillance will be optimised wherever possible. from the A65. The buildings to the core of the site following the main streets will be smaller,
but arranged to form groups of mainly semi-detached houses with a few terraces. Garages
Perimeter Landscape Buffer Zones are positioned in between the houses, therefore creating a good level of enclosure and street
definition.
A natural acoustic buffer zone to the traffic noise generated by the A65 is provided in the form of
the public open space located along the northern boundary to the site. This further screens the The houses along the southern boundary are reflective in scale of the existing houses fronting
development from view when travelling along the A65. onto Raikes Road. These houses are informally laid out and differing orientation to reduce the
impact of the existing site edge, trees further provide a softer edge to the site.
Private driveways
In terms of a variety in the heights and massing of the buildings, this is achieved through the use
Private driveways will serve no more than 5 houses in accordance with NYCC guidelines. of a range of house types from smaller 2 bed houses to 4 bedroom houses. This range of house
types will also have differing eaves and ridge heights providing subtle changes in scale.
 Scale Parameters Table

Landmark features, such as the public open space, will provide focal points. A clear hierarchy of
routes and intersections are considered to increase the legibility of the development. Legibility
Ridge Height
refers to the degree to which people can understand and identify with the built environment. Building Type Length (m) Depth (m) Storeys
(m)

Building and layout design, planting and views will be utilised to form visual focal points and Terrace Minimum 5 8 7.5 2
create legible routes.
Maximum 5 9 8 2
Key frontages will be particularly prominent and critical to the appearance of the development.
Semi detached Minimum 5 8 7.5 2
Particular attention has been attributed to the massing and the architectural style of the buildings
that frame key open spaces and streets to ensure these buildings have frontages that will
Maximum 5 9 8 2.5
contribute towards creating a unique, memorable experience of distinctive quality and character.
These frontages should be designed as a composition to provide a cohesive element to the open Detached Minimum 5 9 8 2.5
space and consider the built forms of the surrounding area. Key building frontages are identified
Maximum 10 6 8 2
as those more visible from public routes.
Garage Minimum 3 6 4.5 1
The total number of 2,3,4 and 5 bed houses shown on the indicative site layout is 50.
Maximum 6 6 4.5 1
 Key

Site Boundary

Primary Key Frontages:

large units facing the main roads,
replicating the existing houses
adjacent to the site

Secondary Key Frontages:

Primary Access Roads

Private Drive

Pedestrian access

Public Footpath

Existing Right of Way

retained

Public Open Space

Site Masterplanning
 1.
B
A
Public Open Space with
Intergrated Buffer Zone

White Hills Lane 3.

B
A 65

2.
A

Section A-A Section Key

Section B-B

1 2 3

Street Views 1-3

Section 10 : Character Zones

Character Zones Character Zone 1 (CZ1)

Following an assessment of the immediate context and various different types of housing This is the principle frontage on to the main area of Public
in and around Skipton, a number of character zones have been defined within the Open Space and will be the key visual focal point for the
development that will help to achieve the creation of a successful place and also provide development. Accessed from the private driveways along
design cues for architectural style. The proposed character zones for the development are the northern boundary, this is the elevation that will face the
as follows: National Park and surrounding moorland. The house blocks
have strong building lines and are set back from the edge of
● CZ1 Frontage to the public open space/footpath; pavement. The houses are two storey with eaves lines that step
● CZ2 Frontage to Raikes Road; down to create variety, rhythm and individuality. The change
● CZ3 Frontage to White Hills Lane; in scale reduces the visual impact of the development when
● CZ4 The central area; viewed from a distance. Chimneys will punctuate the roofscape.

The designation of the four character areas has taken into account a range of factors
relating to the site itself and the masterplan objectives. These specifically include:

● The proposed landscape structure and linkage of the site;

● The provision of a sustainable development with a well-defined street hierarchy;
● The definition of strong desire lines across the site;
● The relationship between the proposed movement network and built form; and
● The blurring of existing boundaries with the new development.

Each character zone will contain individual design elements that make them distinctive
from each other. This will include built form principles, changes in height, setbacks,
landscape treatment, architectural detailing, colour and use of materials. The boundaries
between character zones are not set in stone and will naturally evolve as the detailed
design progresses.
Character Zone 2 (CZ2) Character Zone 3 (CZ3) Character Zone 4 (CZ4)

This area is located on the predominantly flatter part of the site These houses front onto Raikes Road. The type and scale These houses front onto White Hills Lane. The houses are
within the central area. The houses vary in distance from the of the houses reflect those of the existing and are generally set back from the edge of the site, are smaller in scale and
back of pavement in order to create meandering streets that set back from the pavement with generous plot sizes and are predominantly semi-detached properties. The existing
keeps vehicle speeds low. The houses have parking provision driveways. The building lines and house orientation are mature trees and hedgerows are retained along the site edge to
to the front and side avoiding dominance of vehicles on the deliberately varied in order to create a less dominant site edge, preserve some of the character of this quiet country lane.
streetscene. helping to discreetly integrate the new houses into the existing
residential development.
Section 11 : Indicative Site Layout
Section 12 : Sustainable Integrated Communities and Identity

Sustainable Integrated Communities Identity

Key components of the development that are designed to encourage the integration of the The site is in an interesting position being located between the urban and rural landscape. To
existing community include retention of the public right of way within the site. This public the southeast is Skipton, with its bustling town centre and surrounding housing. To the north and
right of way will connect to the new public open space within the site benefitting the existing west is open countryside. The location would allow residents to experience not only a thriving
neighbouring residents as well as the new residents. town centre but some of the most beautiful countryside in the UK all on their doorstep.

It is important that an integrated community is created as this generates a sense of belonging Opportunities that exist to tune into the local character include:
and social inclusion. It also leads to sustainable living, for example car sharing and benefits
such as low levels of crime. This can be achieved through the provision of high quality streets • Inclusion of areas of tree planting, which is a scarce yet important component of the
and public spaces to provide opportunities for people to meet and socialise. landscape in the vicinity. Areas are generally small, representing remnants of former more
extensive broadleaved woodland and later plantings. Small areas of tree planting will be
The properties surrounding the amenity space would also experience appealing views through integrated into the site to break up the mass of housing and provide areas for recreation.
the open space and towards the Yorkshire Dales National park.
• The surrounding landscape is characterized by a network of dry-stone walls and hedgerows
that create a patchwork of enclosures across valleys and valley sides. Boundaries within
the housing area will be defined through the construction of low level hedging and dry-stone
walls.

• The houses will be traditionally designed with local building materials used to link directly
to the area’s geology. The use of localised materials, such as sandstone and gritstone and
traditional building features will be utilised where possible to help tie the development into
the local area.

• The ‘landscape’ of the area, includes not only visual features but more intangible qualities,
like remoteness, tranquillity and dark night skies, which are part of the spirit of the place.
Areas will be created in which peace and tranquillity could be experienced and views out into
the surrounding countryside will be provided.
Section 13 : Use and Amount

The proposed use for the site is for a mixture of fifty 2, 3 and 4 bed houses. The amount
of houses has been established by assessing the existing constraints imposed on the site
by its surroundings and physical obstructions, before carefully designing the proposals
to be sympathetic to the adjacent area. The constraints of the site include the existing
position of the public right of way, the sloping topography, the various boundary conditions
and the fixed position of the site access.

Whilst the detailed design of the site will be considered as part of the reserved matters,
the mix of house types and tenure will consider the identified needs of the District for
affordable housing provision; this will include consideration of the specific types of
housing specified in the Craven 2005 Housing Needs Assessment as being in demand
within the Skipton area.
Section 14 : Access Statement

The access statement is to be read in conjunction with the transport assessment carried out by
Mayer Brown Traffic Planning Consultants.

In compliance with the requirements of the Disability Discrimination Act, Part M of the Building
Regulations, disabled access across the site and within the properties will be maximised where
possible. Key criteria include the following:

• Level access to every individual house (at least from the car parking area if changes in level
dictates that level access is not possible to the front of every property)

• Hard landscaping that is slip resistant, allows ease of access for wheel chairs. Gives colour
definition to key threshold/boundary conditions for the benefit of the visually impaired with a
planting specification that adds visual and scent enhancements

• Disabled access WC at ground floor

Section 15 : Crime Prevention

For this outline application no contact has been made at this point with the Local Authority Crime Prevention
Officer. However, crime prevention principles have been considered through good design and are set out
below:

• Maximise the opportunity for natural surveillance wherever possible

• Active frontages – ground floor plans are orientated to ensure a mix of kitchen and living rooms overlook

the street so as to maximise the opportunity for natural surveillance.

• New tree canopies to be at least 2m above ground level so as to ensure clear natural surveillance below

• Defensible space, in the form of private amenity space or maintained landscaped space, in front of each
dwelling is important

• A clear identity is given to areas that are on the public domain so as to engender a sense of belonging and
pride in the residents and to encourage respectful behaviour from visitors to the area

• A robust maintenance strategy will be put in place for communal areas.

• Well positioned, good quality street lighting will be installed to ensure a safer environment after dark

• Car parking will have clear association with the dwelling

• Boundary treatments will be relative to location eg low level fencing to rear gardens (so as to maximise
natural surveillance) except for 1800m high by 1800 long screens to give privacy immediately to the rear of
each property.

• Pedestrian gates accessing the rear garden areas to be secured

• Pedestrian movement through the site to be controlled by careful consideration of permeable routes
through the development (refer to illustrative site layout).
Section 16 : Sustainability, Climate Change and Renewable Energy

All affordable homes will be designed to achieve Code for Sustainable Homes Level 3.

In terms of drainage, a SUDS (sustainable urban drainage system) will be incorporated with
drainage principles including permeable paving and oversized pipe attenuation to deal with
surface water run off.

Construction waste will be disposed of in accordance with the Site Waste Management Plan
which is controlled as part of the Code for Sustainable Homes criteria. General domestic waste
disposal will be dealt with in accordance with Craven District Council’s waste and recycling
policy.

Climate Change & Renewable Energy

The cornerstone of the low carbon vision for Raikes Rd is meeting the energy needs of the
homes in the development through low carbon means. Building energy consumption will be
minimised through incorporation of passive solar design elements into the buildings, such as;
heating needs partly met through thermal massing and sunspaces, lighting needs partly met
through natural light, cooling needs met through natural ventilation. All affordable homes will
have a Code for Sustainable Homes assessment undertaken pre and post construction.

The design of the buildings will implement materials from renewable, reused or recycled
sources sourced locally where possible. 50% of construction materials by mass will be sourced
from a factory, quarry, wharf, railhead or recycling centre within 35 miles of site wherever
feasible. Reused and recycled materials will be incorporated to a minimum of 12.5% of the
value of the construction materials. All timber materials for roof construction will be selected
from sustainably managed and independently accredited sources. 60% of the volume of each
basic building element will be A rated in the “Green Guide to Housing Specification.” The
majority of the remaining materials will be B rated. No peat or weathered limestone will be used
in buildings or landscaping. This vision will mean that the houses may use timber extensively
and locally quarried stone. This will further enhance the sense of place at Raikes Road,
reinforcing the sense of local identity, culture and social heritage.
Section 17 : Refuse Collection and Recycling

In line with the refuse collection strategy of Craven District Council Neighbourhood Services it is
intended to provide the following:

• Space to the rear of the properties for storing three 240 litre bins will cater for all potential
waste management and recycling options now and into the future. This will be provided in
the form of a hard standing area in the rear garden of each property.

• Refuse collection vehicles have been provided with turning heads on the majority of roads
with the exception of the private driveways serving less than 5 houses. Refuse vehicles
will reverse into the private driveways; if required, a communal hard standing area will be
provided for bin storage on collection days to keep travel distances within a reasonable
distance, i.e less than 25 metres.

• In addition to this and in line with C for SH level 3 criteria; provision within each affordable
dwelling will be made for the storage of three 10 litre recycling boxes.