The Richmond (Yorks) Area Planning Committee was scheduled to consider two planning applications on 12 December 2024. The applications include one to amend conditions from a previously approved development at Angrove Country Park, and an outline application for the erection of 55 dwellings in Middleham.

ZB23/01580/MRC - Angrove Country Park, Great Ayton

This application seeks to modify two conditions from planning application 16/02048/FUL, which granted permission for the Change of use of land to holiday lodge park (54 Lodges) with associated reception building, solar farm, landscaping and amenity ponds, together with formation and alteration of highway access and internal roads and associated car parking .

The applicant, Leisure Resorts Ltd, was seeking to amend condition 9 to allow changes to the approved landscaping scheme and condition 20 in order to permit the addition of 35 more lodges on the site.

The report submitted by the Assistant Director of Planning notes that:

The application is partially retrospective as the provision of concrete bases and the laying of infrastructure has already been undertaken for 17 of the proposed lodges.

The application is controversial. It was called in by Councillor Heather Moorhouse and drew objections from the Parish Council and two local residents.

It was agreed that this was overdevelopment of the site and changed the nature of a rural country park

The original application (16/02048/FUL) had also drawn objections from local residents who were concerned about the impact of the development on the character of the area. The report acknowledges that the further expansion will increase the number of objections.

The application also raises issues of nutrient neutrality¹. Natural England had objected to the development on these grounds, although they have indicated that they would likely withdraw their objection if the applicant agreed to take mitigating steps.

ZD23/00665/OUT - Land off St Alkeldas Road, Middleham

This is an outline planning application by Hoerty Strategic Land, Dawn Margaret Entwistle, John Hammond Seller and Lynne Dorothy McCarren for the erection of up to 55 dwellings. Only the details of the access to the site were being considered by the committee at this meeting. All other matters are reserved for a future reserved matters application.

The site is located to the west of the existing settlement of Middleham, adjacent to the existing development limits. Planning permission had previously been granted for the site under reference 17/00558/OUT for the same number of houses, however that permission has now lapsed.

The development is controversial, with objections from Middleham Town Council, the Civic Society, The Ramblers and ten local residents.

The Town Council were concerned about both foul water and surface water drainage:

Concerned about the introduction of the outfall on the properties and SUDs Pond downstream in terms of water run-off.

Local residents have expressed similar concerns, which the report attributes to local knowledge of existing problems with the drainage system.

Drainage and sewage concerns with existing drains overflowing when we experience heavy rainfall, additional sewage will increase flooding issues.

The Civic Society objected to the proposal:

on the ground that it involves a significant loss of landscape value in relation to the Norman Castle in Middleham.

The Ramblers have also objected to the application, and raised a number of concerns about the accessibility of the public rights of way that cross the site.

The application also raises issues of affordable housing. The report notes that the amount of affordable housing proposed is lower than the 40% that is usually expected in Lower Wensleydale. This attracted objections from a number of the local residents, although the report concludes that a lower level of affordable housing would be acceptable.

Finally, the development also raised concerns with Historic England, who objected to the original planning application (17/00558/OUT). The development lies within the setting of a number of listed buildings, most notably Middleham Castle. They have not objected to this application, but have recommended a number of conditions to ensure that the development respects its sensitive heritage context.