15.1 The village is of compact form situated in a dip within the rolling landscape of the Heritage Coast. When approached from all directions the nature of the landscape tends to hide much of the village. Due to the compactness of the village, recent planning approvals have resulted in the more prominent locations becoming developed.
15.2 The historic core of the village is situated around an intricate network of narrow lanes with development fronting the back edge of the highway. The enclosure formed by such development also restricts the visibility for motorists.
15.3 Within the village there are few areas used for recreational provision. Policy R4 will ensure that the recreational potential of the school playing fields is taken into account in any development proposals. The housing allocations made in the village are not large enough to require open space provision through Policy R3 but the Borough Council will encourage the provision of children's play space within the development proposals.
POLICY BEM1 - PROPOSED RESIDENTIAL DEVELOPMENTS FLAMBOROUGH ROAD
1.0 HECTARE OF LAND IS ALLOCATED FOR RESIDENTIAL DEVELOPMENT AS AN EXTENSION OF DEVELOPMENT FRONTING FLAMBOROUGH ROAD. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR:
1. VEHICULAR ACCESS TO BE ACHIEVED FROM FLAMBOROUGH ROAD; AND
2. THE RETENTION, WHERE POSSIBLE, OF EXISTING HEDGEROWS BOUNDING THE SITE.
Justification
15.4 Development is now underway on the frontage to Flamborough Road. Provision exists within the planning permission for the extension of the site onto the adjoining field to the north which is now formally allocated for development.
POLICY BEM2 - PROPOSED RESIDENTIAL DEVELOPMENT. BACK LANE
0.8 HECTARES OF LAND ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT AT BACK LANE. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR:
1. VEHICULAR ACCESS TO BE ACHIEVED FROM BACK LANE TO THE SATISFACTION OF THE HIGHWAY AUTHORITY; AND
2. THE RETENTION, WHERE POSSIBLE, OF EXISTING HEDGEROW BOUNDARIES; AND
3. A LEGAL AGREEMENT TO SECURE THE REMOVAL OF EXISTING DERELICT BUILDINGS ON THE SITE AND ADJOINING LAND AND THE PLANTING OF A SUBSTANTIAL LANDSCAPED BUFFER BETWEEN THE SITE AND THE CARAVAN PARK TO THE NORTH.
Justification
15.5 The site is situated to the north of BEM1 and is currently occupied in part by derelict wartime buildings which are visually intrusive on the landscape. This area is within the curtilage of the caravan site adjoining the village to the north. Allocation of this area for residential development will secure the removal of these unsightly buildings and will enable the provision of a firm landscape boundary to the caravan site. Access to the site will be taken from Back Lane subject to the views of the highway authority. Planning conditions will be used to prevent development taking place prior to the removal of all existing derelict buildings and the provision of a landscape buffer to the northern boundary.
POLICY BEM3 - PROPOSED RESIDENTIAL DEVELOPMENT, WHITE WALLS
1.5 HECTARES OF LAND ARE ALLOCATED WEST OF WHITE WALLS FOR RESIDENTIAL DEVELOPMENT TO BE DEVELOPED BY WAY OF A CUL-DE-SAC. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR THE RETENTION OF THE EXISTING HEDGEROW BOUNDARY AND THE FOOTPATH LINK BETWEEN WHITE WALLS AND SCHOOL LANE RUNNING ALONG THE SOUTHERN BOUNDARY OF THE SITE.
Justification
15.6 Land to the west of White Walls has seen recent frontage development on the western and northern sides. Subject to the views of the Highway Authority development on the remainder could be achieved by the provision of a cul-de-sac which would enable the perimeter hedging to be retained.
POLICY BEM4 – PROPOSED RESIDENTIAL DEVELOPMENT, SOUTH OF CLARKE CRESCENT
0.8 HECTARES OF LAND ARE ALLOCATED TO THE SOUTH OF CLARKE CRESCENT FOR RESIDENTIAL DEVELOPMENT. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR :
1. AN ACCESS FROM VICARAGE LANE RUNNING ALONG THE SOUTHERN BOUNDARY OF THE SITE; AND
2. THE PROVISION OF A LANDSCAPED BELT ALONG THE SOUTHERN BOUNDARY.
Justification
15.7 The inclusion of this site was agreed in response to representations at the Consultation Draft stage of the Local Plan. The site is narrow but single sided development will enable a better landscaped edge to development than currently exists.
15.8 At present there is no formal recreation provision within the village although the Parish Council are understood to be negotiating with landowners to secure such provision on land between Bempton and Buckton. Such use would be appropriate in this location but as the land is outside the village Development Limit a formal land allocation is not necessary. The Council will support the Parish in its efforts but will be mindful of the need to protect the undeveloped gap between Bempton and Buckton (Policy EN6). Any proposed buildings to serve recreational provision will therefore need to be carefully designed and sited to retain the open character of this sensitive area.
16.1 Flamborough is the largest of the Selected Settlements within the Bridlington Housing Market Area. It has a wide range of facilities which are capable of accommodating significant additional growth. The layout of the village will allow this growth to take place, particularly to the north, while minimising any detrimental effect on the character and appearance of the Heritage Coast.
16.2 One of the aims of the Village Development Limit, as drawn, is to protect the visually important entrances to the village. The village, as a whole, has a fairly rigid and well defined boundary and to break this boundary would have damaging effects on the open countryside. The allocation for residential development off Wood cock Road is on a self-contained field and minimises the visual impact of any future development. Sufficient remaining sites are available within the village to ensure that future residential development is contained within the village and the surrounding countryside can remain undisturbed.
16.3 Within the village, the castle and surrounding open area is a Scheduled Ancient Monument. In addition to Policy EN6, Policy EN13 will apply to retain the open character of the site and adjacent land. The disused chalk pit and open space on Carter Lane complement the openness of the school and are worthy of protection.
16.4 North Mere Green is a feature of local historical significance and an important open space, part of which is used as a children's play area. Development would erode this character and would be contrary to Policy EN6, aRhough other recreational uses may be appropriate.
16.5 A further area on which specific protection is necessary is situated beyond the Village Development Limit on Southsea Road. This pond and wet meadow is of particular value for nature conservation and the views it provides over open countryside. Proposals which might otherwise be appropriate in a countryside location will be subject to particular scrutiny under Policy Enl0 of the Plan.
16.6 There are a number of recreational open spaces within the village afforded protection through Policy R4 including the Woodcock Memorial Playing Field on Lighthouse Road, a children's play area on North Mere Green and the school playing fields on Carter Lane.
16.7 A number of housing commitments exist on sites which are shown on the Inset Map B4. The largest of these sites is a 2.8 hectare site to the north of Woodcock Road. Church Farm and Croft Farm both have planning permission for the conversion of existing chalk buildings, which will help to retain the character of the village and provide opportunities for additional new buildings.
POLICY FLAM1 - PROPOSED RESIDENTIAL DEVELOPMENT WOODCOCK ROAD
1.9 HECTARES OF LAND ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT AS AN EXTENSION TO THAT ALREADY PERMITTED NORTH OF WOODCOCK ROAD. PROPOSALS WILL BE APPROVED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE WHOLE SITE AND WHERE EXISTING BOUNDARY HEDGEROWS ARE RETAINED.
Justification
16.8 The 1990 Flamborough, Bempton and Buckton villages Interim Policy Statement identified this site as a longer term extension of development on land to the east. Planning permission has now been granted for this first phase of development and the allocation of the remainder is appropriate. Policies R2 and R3 of the Plan will require the provision of amenity and recreational open space on the site which could well be located to provide a buffer between the development and the open countryside to the north.
POLICY FLAM2 - PROPOSED RESIDENTIAL DEVELOPMENT MERESIDE
0.8 HECTARES OF LAND ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT NORTH OF MERESIDE. PROPOSALS WILL BE PERMITTED FOR FRONTAGE DEPTH ONLY ON THE EASTERN PART OF THE SITE SUBJECT TO HEDGEROW PLANTING TO THE REAR BOUNDARY. ON THE REMAINDER PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME WHICH MAKES PROVISION FOR:
1. HEDGEROW PLANTING ALONG THE NORTHERN SITE BOUNDARY; AND
2. THE RETENTION OF THE EXISTING HOUSE, AND OTHER BUILDINGS OF MERIT; AND
3. A SATISFACTORY STANDARD OF VEHICULAR ACCESS FROM MERESIDE.
Justification
16.9 The area of farm buildings and allotments North of Mereside provides the opportunity to improve the visual quality of this part of the village. At its eastern end only frontage development will be appropriate due to the contours of adjacent farm land. Even this will require an amalgamation of existing land in different ownerships, as current frontage plots are too shallow for satisfactory development. More extensive development on the remainder may be possible if a satisfactory highway arrangement can be achieved. Planning conditions will require the removal of all non traditional buildings prior to the commencement of development.
POLICY FLAM 3 - PROPOSED RESIDENTIAL DEVELOPMENT HARTENDALE FARM
0.4 HECTARES OF LAND ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT AT HARTENDALE FARM. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR:
1. A SATISFACTORY AND CONVENIENT ACCESS TO THE SITE AND NEIGHBOURING FARM UNIT; AND
2. A LANDSCAPED BOUNDARY TO THE WESTERN AND SOUTHERN BOUNDARIES OF THE SITE.
Justification
16.10 Planning permission exists for a single dwelling at Hartendale Farm. The allocated site would allow for an appropriate scale of development taking into account its location. Planning conditions will require the removal of existing agricultural buildings from the site prior to the commencement of development.
16.11 The village is largely dependent upon Bridlington for industrial / commercial employment, but there are still some local businesses. Many opportunities exist for the conversion of buildings or redevelopment of sites for employment uses and the Grange Farm Advance Factory units provide purpose built accommodation.
16.12 Flamborough still retains the vestiges of a fishing fleet which is an essential element in the character of the Heritage Coast generally and in the village particularly. Within the village centre the open storage of fishing tackle is appealing where in other circumstances it would be unsightly. The Council recognises the fragility of the local fishing industry in the village and will look flexibly at proposals for the use of garages and lock ups associated with the fishing industry. Where it is clear that proposed uses cannot be located within the village centre without causing an unreasonable nuisance to residential occupiers, businesses will be encouraged to relocate to the purpose built business units at Grange Farm.
17.1 The village core is situated around an irregular road pattern characterised by development up to the back edge of the highway and consequently poor visibility is achieved from narrow access roads. Cobbled walling forming part of the farm units adds to the enclosure and character of the village centre.
17.2 The landscape to the west of the village includes one of the few remarkable features within the Holderness
Plain; the grassed banks and earthworks of Skipsea Castle which are an impressive backdrop to views from the Bridlington Road. The Village Development Limit has been drawn to preclude development which could harm these views.
17.3 On Hornsea Road, although the landscape has little intrinsic appeal, large fields form open gaps visible from some distance which add to the character of the village.
17.4 Within the village open space is limited. Only the area to the north of Back Street provides views over cobbled farm walls through to open countryside. The Village Development Limit has been drawn to protect this gap and to help retain the traditional cobbled walling.
17.5 Housing allocations are made where they will not compound problems of poor visibility at tight road junctions and where they will not require the loss of traditional features.
17.6 Given the low rate of annual housing completions in Skipsea it is likely that allocations made in this Plan will extend beyond the Plan period of 2004 but it is important that a choice and variety of sites are made available for development.
17.7 Recreational open space is limited within the village. The school playing fields on Hornsea Road are protected under Policy R4. Policy R3 will be applied to the proposed residential development on Cleeton Lane, in order to secure some recreational provision for the area.
POLICY SKIP1 - PROPOSED RESIDENTIAL DEVELOPMENT, HORNSEA ROAD
0.8 HECTARES OF LAND TO THE SOUTH OF HORNSEA ROAD ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR:
1. VEHICULAR ACCESS TO THE SITE TO BE TAKEN FROM HORNSEA ROAD; AND
2. THE RETENTION OF EXISTING HEDGROWS AS A BOUNDARY TO THE SITE TO THE SOUTH AND EAST.
Justification
17.8 The site provides the opportunity for cul-de-sac development accessed from Hornsea Road without
affecting the important gap between the village and the school or extending southwards onto the Scheduled Ancient Monument where extensive open views are available from Leys Lane.
SKIP 2 - PROPOSED RESIDENTIAL DEVELOPMENT, CLEETON LANE
2.3 HECTARES OF LAND AT CLEETON LANE ARE ALLOCATED FOR DEVELOPMENT. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE WHICH MAKES PROVISION FOR:
1. THE IMPROVEMENT OF CLEETON LANE TO THE SATISFACTION OF THE HIGHWAY AUTHORITY; AND
2. THE RETENTION OF EXISTING HEDGEROWS AS A LANDSCAPE SCREEN AND BOUNDARY TO THE SITE TO THE NORTH AND EAST; AND
3. A VARIETY OF HOUSING STYLES AND SIZES.
Justification
17.9 The site is largely hidden from views from Homsea Road by frontage development and is screened by hedges and a caravan site to the north. The retention of existing hedgerows will enable development to be assimilated into the landscape. Development of the site is likely to meet the projected needs of the village beyond the Plan period. It is therefore important that proposals for the site provide a variety of housing styles and sizes to encourage the growth of a balanced community which would be more effective in retaining a range of community facilities. In accordance with Policy R3 the Council will seek the provision of recreation facilities within the site which will help assimilate residential development into the village and be accessible to future users without changing the agricultural character of the surrounding landscape.
BRIDLINGTON MARKET AREA
18.1 Originally a linear village situated astride Sands Lane the village has seen limited estate development on back land sites. This takes the form of bungalow development and although the regularity of design and layout adds little to the character of the village, it does not dominate views from Sands Lane.
18.2 Traditional low eaved cottages and cobbled walling add to the village character. Areas of open space adjoining cottages on Main Street provide the setting to these buildings. Although these sites are subject to residential permitted development rights which would permit the erection of garden sheds (for example), new residential development will not be acceptable. A further open area surrounding the pond provides open views into surrounding countryside. Policy EN6 will apply to this area to ensure that this open character is retained.
18.3 Recreation provision is situated outside the village to the west. The site is defined under Policy R4 which will ensure that the recreational needs of village residents are taken into account in any development proposals.
19.1 The village is sensitively situated in a valley side north of the Gypsey Race. Its linear form is bisected by the Bridlington - Sledmere Road which is a designated scenic drive.
19.2 Boynton Hall to the South of the village is set within substantial mature grounds and this well wooded character continues up to the main road. Further development in this area would unacceptably erode this character.
19.3 To the north of the main road there is a more open feel to the village. The lie of the land has resulted in a number of properties being set back from the road frontage, thus having larger front gardens. This, coupled with the gaps in between properties, adds to the open character. By keeping a tight village development limit, potential exists for limited growth without eroding the open character of this part of the village.
20.1 Lying in close proximity to Bempton village, but with no local facilities and a markedly less developed character, Buckton is only suitable for limited housing development during the period of this Local Plan.
20.2 Further development in the village is constrained by the need to protect the important gap between Buckton and Bempton and to retain the largely linear nature of development within the village. The western end of the village is currently well defined by the pond and farm unit. Open fields here include earthworks from the mediaeval village. The Development Limit recognises these constraints but makes provision for limited housing growth.
21.1 The character of the village derives essentially from its management as part of a wider estate. Traditional estate cottages are separated by large open gaps, including side gardens, which open up extensive views across the countryside. The majority of the village with the exception of more recent development to the west is designated as a Conservation Area.
21.2 North of Main Street and east of Rudston Road, working farms dominate the landscape with the exception of the open frontage providing an entrance to Burton Agnes Hall. Gaps between properties along Station Road are essential to the character of the village and should be retained.
21.3 West of Rudston Road the character of the village is less distinguished.
21.4 Because of the special character of the village in particular the need to retain the gaps between the estate cottages, the village development limit has been defined only around the western part of the village, the greater part of which lies outside the Conservation Area.
21.5 To the south of the village, land is safeguarded under Policy TM2 for the construction of a bypass which will relieve traffic pressure from the historic part of the village.
BURT1 - PROPOSED RESIDENTIAL DEVELOPMENT ST MARTIN'S DRIVE
0.6 HECTARES OF LAND ARE ALLOCATED FOR RESIDENTIAL DEVELOPMENT OFF ST MARTIN'S DRIVE. PROPOSALS WILL BE PERMITTED WHERE THEY FORM ALL OR PART OF AN ACCEPTABLE COMPREHENSIVE SCHEME FOR THE SITE.
Justification
21.6 In exceptional circumstances Humberside Structure Plan Policy S6 can allow for a larger scale of development than would normally be permitted within non selected settlements. This Policy is appropriate to Burton Agnes where development opportunities are limited by the need to protect the estate character of the village. The allocated area is part of a site of former Airey Homes, the majority of which have already been redeveloped. Additional development would visually link the main body of the village with the school playing fields to the west of St Martin's Drive and would reduce pressure on the older and more sensitive parts of the village.
22.1 The triangular pattern of roads within the village is not typical of Wold villages which tend to be of linear form. This particular pattern provides considerable opportunities for new development within the centre of the village. A number of sites already have permission and are therefore shown as commitments on the Inset Plan 810. This enables a tight village development limit to be drawn and avoids the need to extend the village into the open agricultural land.
22.2 Working farms are situated around the periphery of the village. The continued operation of these farms will ensure the productive use of fields adjoining the village and will provide an important source of employment. Additional employment uses are situated to the north of South Street and south of Butchers Lane. The availability of potential infill plots within the village will enable the Council to retain employment sites within the village and will help to sustain village facilities.
22.3 Only part of the village is served by an adopted sewerage system, but the main sites within the development limit, being on the western side of the village, will link into this system.
23.1 A small settlement under development pressure due to its proximity to Bridlington. Two former farms have been converted to hotel/restaurant use and serve both local and tourist trade from Bridlington.
23.2 The recent provision of the Camaby Industrial Estate Link Road has lead to a major improvement to the character of the village. Although traffic movements are still high along Main Street, the road is now less divisive. The need to safeguard a strip of land for the proposed bypass has now disappeared as the proposal has been deleted from the Highway Authority's Highway Improvement Programme.
23.3 Planning permission for 4 dwellings exists on the field off Turkey Lane in the centre of the village. This will complete the infilling of plots north of Main Street and new proposals on this side of the road will probably be by way of redevelopment sites. Further potential exists to the south of Main Street along Moor Lane where some frontage development on infill land on the west side of the lane would not harm the village character. Additional land to the west of Moor Lane has now been made available following deletion of the Carnaby bypass proposal. The land is suitable for frontage development only and will reduce the pressure to allow further development elsewhere in the village.
24.1 An extensive Scheduled Ancient Monument site which is also used as the village cricket pitch contributes to the open, undisturbed character of the eastern side of the village. Within the village itself working farms have a major impact on the street scene and although there is some limited development adjacent to the village church, the main residential body of the village is situated at the foot of a short but steep slope around a sharp bend in the road.
24.2 The existence of working farms and topographical constraints will limit further development but potential may exist to consolidate the existing housing group without affecting the village character or enclosing the open setting to the pond.
25.1 The residential body of the village is situated in linear form along Main Street where major open areas to the west provide an attractive setting. The village development limits provide for further infill development without harming these open areas and will improve the visual appearance of the street frontage.
25.2 To the west of the village the hardstandings and buildings of the former airbase are partially in use for employment purposes. At the southern end of this site the uses are well established within secure grounds and some recent commercial development has taken place.
26.1 The village comprises of two distinct elements separated by larger areas of open space which add significantly to the character of the village. These open grazed fields contrast with the highly manicured arable fields adjoining the village and allowing uninterrupted views across level ground between Long Street and the Gypsey Race. These areas are afforded protection through the village development limit and through Policy EN6. The open paddock to the north of Donna Farm is also afforded protection through this policy.
26.2 Rising ground immediately to the east provides further contrast and provides an important setting for the Church and monolith which is a Scheduled Ancient Monument.
26.3 A substantial number of undeveloped sites already have planning permission. The main site which is currently under construction at Donna Farm, is shown as a commitment on Inset Plan 8.14. This has enabled a village development limit to be drawn around the village which will limit unnecessary extensions into the open countryside and will not give rise to land drainage problems associated with the Gypsey Race.
26.4 To the east of Donna Farm large rear gardens extend from properties fronting Middle Street towards the Gypsey Race. These gardens are an important feature in this secluded part of the village and further residential development would be in conflict with Policy H2.
26.5 The character of the southern part of the village is less well defined. Recent bungalow development has taken place fronting Eastgate and the Village Development Limit provides potential for further limited growth without extending the village boundary.
26.6 Recreational facilities are situated to the east of the Gypsey Race, and to the north of the village and on these sites Policy R4 will safeguard their recreational use.
27.1 Sewerby's history is linked to that of Sewerby Hall, and the cottage lined Main Street is a Conservation Area. More recently estate style development to the north and south of the older village centre has occurred due to Sewerby's close links with Bridlington.
27.2 Recent completion of housing development to the South of Cliff Road has taken place in this location whilst retaining the essential links and open views to the Cliff Top. The compact nature of the remaining part of the village further limits development potential without extending the village along Sewerby Road or Church Lane, both of which are defined Areas of Restraint (Policy BRID1) where development would be inappropriate.
28.1 The village is essentially a linear settlement fronting Main Street with substantial traditional farm units surrounding the village to the north and east. Future development opportunities will be limited by the need to retain the character of the village which is of generally loose knit development with variety in the positioning of buildings relative to the street frontage. The continued operation of working farms will ensure that the character of the open agricultural land adjoining the village along its sensitive northern boundary will remain.
29.1 Main Street forms the main residential body of the village. Although unseen from the village the proximity of the beach has a clear impact on the nature of land uses in the area generally; caravan sites are situated to the east, west and north of the village and some traditional buildings have been converted to tourist accommodation.
29.2 Despite these pressures the village still manages to retain its rural attraction through well maintained garden areas fronting Main Street. To the south of Main Street, with the exception of the redevelopment of the former Airey housing site, the aspect across extensive open countryside will be preserved.
30.1 The village is essentially linear in form situated across the shallow valley of the Gypsey Race. Development extends up the northern valley side and only recent housing at the northern end is prominent on the landscape , lacking the tree screening which surrounds development in the village core.
30.2 The Village Development limit, although tightly drawn, contains a substantial number of sites which already have planning permissions for new dwellings. This restricts the need to allow development to encroach into the open countryside both to the north and south of the village thus preserving the open areas.
30.3 Mature trees provide the setting for the listed Wold Newton Hall. Residential proposals on this area would unacceptably affect the character of this important building.
30.4 White House Farm is a prominent site at the entrance to the village from the west. Proposals would need to reflect the sensitivity of this site and this could be achieved in part by the retention of mature trees and the conversion of existing traditional farm buildings.
30.5 Recreational provision is situated away from the main through route. These uses are outside the village development limit and therefore will be subject to open countryside policies. Policy R4 will resist the loss of recreation facilities in these locations.