Welcome
Thank you for visiting our consultation website which sets out our emerging proposals to deliver up to 484 homes and a primary school, alongside greenspace and associated infrastructure at land to the north of Winton Road, Northallerton.
Please take time to consider the information contained on the website and provide feedback via our consultation inbox. We welcome and value your thoughts on our proposals.
Introducing
The Church Commissioners for England
The Church Commissioners for England are a registered charity established in 1948 to support the Church of England’s ministry, particularly in areas of need and opportunity. They do this through responsible and ethical management investments, including land.
The Church Commissioners for England’s Strategic Land Team looks to bring forward land for development across the country working closely with local authorities to meet local needs.
The Commissioners aim to ensure their residential developments meet five core values for housing, that they should be Safe, Stable, Sociable, Satisfying and Sustainable.
These aims underpin their requirements for design from the earliest stages of development, as well as how they manage relationships with developer partners to ensure the creation of high quality, affordable and appropriate housing.
The Site and Local Context
The proposed site is located to the north of Winton Road and to the east of Stokesley Road, Northallerton.
Why Here?
The site is identified as a suitable location for housing, and forms part of allocation NOR1 in the adopted Hambleton Local Plan (2022). The planning application covers the remaining land of the allocation, alongside an existing outline consent which was granted in July 2023 - please see Our Proposals for further details.
The Local Plan “… sets out a strategy for development that details how much land should be provided to accommodate new homes and jobs that are needed within Hambleton up to 2036 and where this will be located. It addresses the need for new homes and jobs alongside the need for associated infrastructure, such as shops, community facilities, transport, open space, sport and recreation, health and education... The overall objective is to promote sustainable development.”
The plan identified the allocation site as a key opportunity to provide 650 in total homes due to its sustainable location which offers great access to local educational and health facilities and a wide variety of services and shops on offer in the town centre. This planning application covers up to 484 of these homes.
The site is well located to the north of Northallerton, with a range of amenities on the doorstep:
The town centre is a 20 minute walk from the site (a 1.4km walking route). It offers a wide range of retail and community facilities.
The rail station is a 30 minute walk from the site (a 2.1km walking route). It is on the East Coast Mainline and provides access to York in 20 minutes.
Northallerton School and Sixth Form College are a 10 minute walk from the site (a 750m walking route).
Existing primary schools are located within walking distance of the site providing alternative choice to any school provided as part of the NOR1 development.
The Northallerton Leisure Centre is a 10 minute walk from the site (a 750m walking route).
The public right of way (PROW) network around the site is extensive offering considerable amenity value and the opportunity for enhancement though improved connections across the site.
The Friarage Hospital is a 15 minute walk from the site (a 1km walking route) providing various patient services including an urgent treatment centre.
Local plan allocation
Site location plan
Our Proposals
The proposals are seeking outline planning consent for up to 484 homes and a primary school, alongside greenspace and associated infrastructure.
Phase 1 already has outline planning permission for 145 homes, approved in July 2023. A subsequent reserved matters application for 109 homes has been submitted by Miller Homes (Planning Application Reference: ZB24/01785/REM) to seek approval for the detailed design of the Phase 1 site.
Phase 2 is the focus for this consultation, which will be submitted to North Yorkshire Council in the form of an outline planning application. Reserved Matters applications would follow, after planning permission of the outline is granted, to cover the details of the development. The applications will be submitted alongside a suite of technical reports including ecology, highways, landscaping and drainage.
In order to create a structure to which future detailed proposals must conform, the outline application will be accompanied by a series of Parameter Plans which will guide the development of the site.
To be read alongside the Parameter Plans will be an Illustrative Masterplan. This will set out how the whole scheme may come forward, adopting the key principles set out in the Parameter Plans.
Illustrative masterplan
Phase 1 and 2 site location plan
Site Considerations
The relevant technical assessments have been undertaken in order to develop our proposals and have informed the following site considerations.
Access
Vehicular access to the site will be from Stokesley Road and Bullamoor Road with a route linking through the site. This is in line with the Local Plan’s allocation requirements. The exact route of the road will be impacted by the site gradients and existing hedgerows.
A segregated cycle route will follow the route through the site, linking to existing cycle routes to the centre of Northallerton along Stokesley Road and Bullamoor Road.
Key links through and around the site
Ecology and Landscape
The site is largely open agricultural fields, rising to the north east, and backing on to the existing north eastern edge of Northallerton to the south. The arable fields themselves have limited ecological and habitat value. The hedgerows and trees offer greater habitat value and offer will be retained and enhanced where possible. Similarly Turker Beck offers a significant habitat zone within the site.
Some land will need to be set aside for Biodiversity Net Gain, which will be provided as a combination of land on and off site. Some dense site edge planting is recommended to soften the impact of the development in the landscape.
SuDs and Flood Zone
Sustainable Transport
Pedestrian links to the town centre are available via the existing formal and informal public right of way (PROW) network and roads. These routes will be connected and enhanced through the development of the site providing routes of both practical and amenity value. Existing bus stops are located within 400m of some areas of the site. The main road through the site will be designed to accommodate a bus ensuring all properties are within 400m of a bus stop.
Potential access route through the site
Drainage
The surface water runoff during significant rainfall will need to be temporarily captured using sustainable drainage systems (SUDS) so that it does not increase the flow of water into the existing drainage systems and Turker Beck. It can be slowly released after the rainfall. To achieve this, significant semi dry basins will be required near Stokesley Road and Turker Beck. The new drainage systems would resolve issues with water running off the existing fields into neighbouring areas.
Existing and proposed landscaping on the site
Design Principles
Taking into account the site considerations, three key design principles have been established:
Landscape
Green corridors for public open space and biodiversity.
Maintaining views and connections to the landscape beyond.
Working with existing topography and features including Turker Beck.
Retention of existing trees and hedgerows where possible.
Creating green buffers.
Integrated distributed play network.
Space for community orchards and allotments.
Integrated sustainable drainage.
Suitable drainage
Tree planting
Integrated play
Open space meadows
Community Orchards
Movement
A logical public transport and vehicular spine linking into existing highways infrastructure.
New pedestrian and cycle connections into the existing neighbourhood.
New pedestrian connections linking into the local footpath network.
New pedestrian and cycle connections will link back to informal green corridors such as the back of Winton Road.
Town centre links
Enhanced cycle connections
Walking links to the footpath network
Neighbourhood
Distinct clusters of residential development separated by green corridors each incorporating:
A mix of typologies ranging from substantial detached family homes to linked starter units.
A range of tenures providing high quality affordable housing options including intergenerational housing with the opportunity for the incorporation of extra care facilities.
An identifiable centre incorporating:
A new primary school at its heart.
Co-working space to support homeworking residents and the development of local small businesses.
Opportunities for apartments above other uses including a small amount of local retail and a coffee shop serving residents and those using the community facilities and local green spaces.
What would the development look like?
These illustrative aerial views illustrate how the new development will wrap around the edge of Northallerton linking Stokesley Road and Bullamoor Road.
Next Steps
If the Reserved Matters submission is approved, and necessary planning conditions discharged, a developer could then start preparing the site for development. The exact timings of when this will happen are not currently known.
How to comment
Thank you for taking the time to engage with us on these proposals.
Please submit your feedback on our proposals before the consultation closes on 10th April 2025.
Comments can be left using the feedback form accessible via the link or issued to the Project Team direct using the following contact details:
ukdeloitteconsultation@deloitte.co.uk
Northallerton Phase 2 Development Team,
C/O Deloitte I&RE,
1 City Square,
Leeds,
LS1 2AL
Consultation Feedback form (click here to open).
Please note that the comments you provide will be viewed by the project team and may also be used in documents we submit to North Yorkshire Council as part of the planning application, and/or related correspondence. These may become publicly available documents.
Any personal details such as names, addresses, contact numbers supplied will not be used in such documents / correspondence or shared with third parties.