Officer Update Note

Skipton and Ripon Area Planning Committee

2 December 2025

Item 1

APPLICATION NUMBER:	HGTZC24/03358/FULMAJ	PARISH:	Bishop Monkton
APPLICANT:	Alfa Homes Ltd	VALID DATE:	16 October 2024
		EXPIRY DATE:	19 December 2025
PROPOSAL:	Residential development of 58 dwellings, including access, landscaping, public open space and associated infrastructure
LOCATION:	Land comprising Field at 432447 466225 Moor Road Bishop Monkton
RECOMMENDATION:	Planning Permission be GRANTED

1. Consultation Responses

A further response from the Yorkshire Wildlife Trust (YWT) has been received since the Officer Report was published.

The Trust wish to confirm that their previous consultation response to the application still applies, and the views expressed remain valid.

In summary YWT raised the following concerns:

- impact on wildlife and biodiversity

- impact upon Bishop Monkton Railway Cutting Site of Nature Conservation (SINC) due to increased visitor numbers

- Sustainable Drainage Systems should be incorporated into the scheme.

2. Local Representations

Two further representations have been received since publication of the Officer Report. These have been circulated to the Planning Committee. The concerns raised are summarised as follows:

- Highway safety and the need for careful traffic management

- Treatment of shared boundaries: a permanent, secure boundary to be installed along all shared boundaries, incorporating stock-proof fencing, hedging or other rural solutions.

- Cumulative impacts arising from the Church Farm development and the Moor Road application site in terms of sewer and drainage capacity, increased surface water runoff, traffic safety and congestion.

- Gypsum: a site specific geotechnical assessment is essential to deal with ground stability and drainage challenges. Lack of evidence to quantify and identify the risks associated with potentially unstable land on the site.

- Grampian condition should be imposed where development would be unacceptable unless certain offsite works are implemented before occupation or commencement. This includes sewer network upgrades, surface water drainage improvements and highway safety interventions.

- A Neighbourhood Plan is being developed. Approving the application without robust safeguards falls below standards which the Plan seeks to uphold.

3. Officer Report: Corrections

Section 7: Consultation Responses

Yorkshire Wildlife Trust comments are missing from the list of consultation responses received.

YWT comments are referred to in the Assessment section of the report, specifically paragraph 10.67. The issues raised are discussed in paragraphs 10.68-10.76.

4. Amendments to Recommended Conditions

1. Condition 2: Approved Plans:

Add the following wording: “The development hereby permitted shall be carried out in strict accordance with the following approved plans” before the list of drawings.

2. Add new Condition 31: Biodiversity Gain Plan

The measures detailed in the Biodiversity Gain Plan shall be implemented in accordance with the approved Biodiversity Gain Plan.

Reason: To ensure the development delivers a biodiversity net gain on the site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy NE3 of the Local Plan.