The Parish Council Responds To Avant’s Planning Application

To: Planning Department
North Yorkshire Council

Re: Planning Application made by Avant Homes (ZC24/03358/FULMAJ)

Site: Land comprising field at 432447 466225 at Moor Road, Bishop Monkton, North Yorkshire

Objector: Bishop Monkton Parish Council

Date: 31 July 2025

Please find below the Parish Council’s objections, concerns and observations on the above Planning Application. The Parish Council object on the basis of several material planning considerations that we believe have not been adequately addressed in the revised submission.

1. Cumulative Impact on Flood and Foul Water Infrastructure

There is significant concern regarding the cumulative impact of this proposal when considered alongside existing housing in the area and developments already approved but not yet built. The local foul water and surface water drainage infrastructure is already under pressure, and the capacity of existing networks is uncertain.

The Local Plan and the National Planning Policy Framework (NPPF) require that new development should not exacerbate flood risk either on-site or elsewhere. The application, in its current form, appears not to fully address the cumulative infrastructure impact or provide sufficient detail on how this will be mitigated in line with NPPF.

The Parish Council fully endorse the comments and demands made by the submission from the LLFA for more information and investigation. This is critical to the successful re-routing of surface water away from Hungate.

The Parish Council continues to have serious concerns about the capacity of the Combined Sewer system to cope with additional houses. Before the approval, on appeal, of the Church Farm development of 23 homes, Yorkshire Water advised that the system was “close to capacity”. This development and the Church Farm development represents a nearly 30% increase in the amount of sewage using this system. Heavy rainfall in the village results in Foul water escaping the manholes and running down the streets, a 30% increase without any capacity change will only make matters worse.

Yorkshire Water have had to dump water into the River Ure from the Bishop Monkton Treatment Plant over 180 times in the last 12 month period, the combined system and the sewage treatment plant will not be able to cope with a 30% increase in demand. This will further push Yorkshire Water up the national list of serial offenders .

2. Design and Appearance: Incompatibility with Village Character

The external appearance and materials proposed are not consistent with the character and distinctiveness of Bishop Monkton, which is defined by its traditional rural and heritage vernacular.

The development conflicts with the design policies set out in North Yorkshire’s emerging Local Plan (as well as any retained Harrogate District design guidance), particularly policies seeking to preserve local character, layout, and materials appropriate to the area.

The National Design Guide also emphasises the importance of contextually sensitive design, and this scheme fails to respond to that context in terms of its massing, architectural detailing, and material choices.

The choice of design bears greater resemblance to a more urban setting. Bishop Monkton has many cobble and stone buildings and this development should reflect the character of the village by incorporating these features in some of the homes.

3. Environmental

The parish Council is disappointed that the design of the homes show no move towards environmental issues and sustainability. We would like to see EV chargers and integrated solar panels on all homes. Additionally we see no detail that indicates a move away from Gas central heating towards a more sustainable alternative.

4. Highway Infrastructure Concerns – Knaresborough Road

The application appears not to reflect the recommendations of the Highway Authority, who have previously highlighted that the existing road infrastructure serving the site (particularly the Knaresborough Road between Bishop Monkton and the Ripon Bypass) is inadequate by current highway design standards.

While there may technically be capacity, the current alignment and layout of these evolved rural roads are suboptimal, especially if the site is to support sustainable public transport routes.

The Highway Authority has requested that the developer review this stretch of road and contribute to improvements to support its function as a public transport corridor and ensure safety and accessibility for all users.

These comments do not appear to have been addressed in the revised plans, and as such the application does not comply with the requirement for safe and suitable access in line with NPPF paragraph 110.

The Parish Council endorses and supports the suggestion from the NYC Urban designer that an additional permanent entrance/exit to the site be made on Moor Road, this will go a long way to alleviating some of the traffic issues along Knaresborough Road.

5. Requested Planning Conditions (Should the Application Be Approved)

If the authority is minded to approve this application, we request the following conditions be imposed to safeguard residential amenity, public safety, and long-term site integrity:

• Construction Hours Restriction: No work outside of 08:00–17:00 (Mon–Fri) and 08:00–13:00 (Sat). No work on Sundays or Bank Holidays.
• Construction Management Plan: A detailed plan including measures for dust suppression, noise control, site access, delivery times, contractor parking, wheel washing, and HGV routing.
• Secure Site Boundaries – Construction and Permanent Phases:
  • During Construction: A secure and clearly defined boundary must be established along all sides of the site, including those shared with farmland or residential properties, prior to the commencement of any construction. This is to ensure public safety, prevent trespass, and protect adjacent landowners and livestock.
  • Post-Completion: A permanent secure boundary treatment must be installed along all shared boundaries. This could include stock-proof fencing, hedging, or other suitable solutions. The boundary design must be appropriate to the rural setting, agreed with the local planning authority, and installed prior to first occupation. Any maintenance of the boundaries to be covered by the appropriate Management Company referenced by Avant in its Managed Areas Plan.
• Generator Placement Restrictions: Temporary or permanent generators and plant equipment must be sited away from neighbouring properties, especially the southern boundary. This is to protect residential amenity and mitigate impacts on a vulnerable neighbouring resident.
• Tree Coordination Along Southern Boundary: The developer must collaborate with the southern boundary neighbour regarding the mature trees, many of which are suffering from ash dieback. A jointly agreed maintenance or management plan should be secured, with the aim of retaining healthy trees and ensuring safety from falling limbs or decay. Any maintenance of the boundaries to be covered by the appropriate Management Company referenced by Avant in its Managed Areas Plan.
• Street lighting:
  Appropriate and minimal light pollution as the area is in a rural location with significant wildlife including but not limited to owls.
• Utility Supply Protection – Electricity and Communications:
  It is understood that overhead electricity and telecoms lines currently cross the proposed development site and provide essential services to neighbouring properties. These services must be maintained without interruption throughout all phases of construction.
  The developer must:
  • Liaise with utility providers prior to commencing works;
  • Submit a mitigation plan if temporary rerouting or protection is needed;
  • Ensure uninterrupted service and rapid restoration of any disrupted lines;
  • Maintain future access for maintenance via suitable easements.
• Construction Site Traffic:
  Construction traffic to be restricted to access the site on Moor Road opening as other roads in and out of the village have significant pinch points deemed unsuitable for such vehicles.

6. Summary

In summary, the Parish Council  request that the Council refuse the current application unless and until it can demonstrate:
– Comprehensive mitigation of the cumulative impact on sewage, flood and drainage infrastructure;
– Revisions to the design and materials to respect local context;
– Consideration on the environmental impact and use of renewable energy
– Full consideration and implementation of the highway improvements requested by the Highway Authority.

Thank you for considering these material planning concerns.