Minutes:
Steve Hill of Middleton Tyas provided the following public question/statement:-
I represent a group of residents from Middleton Tyas and surrounding villages, who have growing concern about the lack of a strategic plan covering the many developments around Scotch Corner, and the piecemeal approach to processing planning applications. At busy times, Scotch Corner roundabout becomes grid-locked causing major traffic delays, and the forecast 4m footfall per year for the approved Designer Outlet Village (DOV) and Garden Centre will make the situation significantly worse. In May, the NYCC planning committee approved the creation of a 37 unit warehousing and distribution facility on the former caravan park, which will increase the number of vans and HGVs entering the roundabout. There are plans to create 4 fast food drive thru restaurants at Scotch Corner, another petrol station, an amenity centre, expansion of the DOV by 50%, a film & TV unit, and a Rolls Royce advanced engineering facility. Add to this, the A66 upgrade scheduled to start in 2024 with a forecast increase in traffic of 35% travelling between Scotch Corner and Penrith. If all these developments gain approval, the largely agricultural and rural landscape will be destroyed, there will be an increase in noise and pollution, and the Scotch Corner roundabout will become overwhelmed and have a major impact on both local residents as well as travellers on the strategic highway network. Currently, there is no process in place to examine the holistic impact on the area of each of the planning applications in the pipeline.
The plans to create a Motorway Service Area (MSA) at J52 of the A1 at Catterick is directly related to the development plans at Scotch Corner. If this proceeds, why would there need to be all the planned fast food outlets 5 miles North? Additionally, the DOV plans to offer 27 cafes and restaurants to customers making nearby fast food outlets less viable.
A crucial issue for all the proposed facilities at Scotch Corner is the recruitment of employees, as the Richmond area currently enjoys full employment and retail shops are having problems obtaining staff. The DOV alone needs to attract over 1000 employees. This means attracting employees from further afield, such as Darlington, which then increases the numbers travelling by car putting further pressure on the roundabout. Aligned with this is the need to provide adequate public transport, and facilities for pedestrians and cyclists.
All these factors generate the need for a strategic assessment of the impact of all current applications together with those approved but not yet in operation. This should focus on the transport problems associated with Scotch Corner roundabout, public transport, employee recruitment, an assessment of the local retail market and the effects of creating new facilities on local towns, plus the impact on the landscape and environment. Whilst this strategic assessment is taking place, a hold should be placed on all current applications affecting Scotch Corner. This will also allow an accurate assessment of the impact of the DOV on traffic flow around Scotch Corner.
Bart Milburn, Planning Manager (Richmond locality) attended the meeting and provided the following in response to the issues raised:-
Planning Policy Background to development at Scotch Corner
The guiding principles and policies for development at Junction 53 – (Scotch Corner) are set out within the adopted Richmondshire Local Plan Core Strategy 2012 – 2028.
Spatial Principle SP5: Scale and Distribution of Economic Development provides that:
‘Appropriate economic development opportunities related to the A1 upgraded junctions at Catterick Central, Scotch Corner and Barton will be considered.
subject to a detailed appraisal of their requirements to link directly with the strategic road network, the feasibility of this link and local conditions that exist in
these locations.’
The North Richmondshire Spatial Strategy states that:
appropriate motorway related development will be considered subject to Spatial Principle SP5
There is clear justification to consider development opportunities at J53 (Scotch Corner) starting with the NPPF and guided by the principles and all other relevant policies in the Local Plan. Development proposals will also be scrutinised by National Highways and North Yorkshire Council Highways Authority to ensure capacity exists both on the national strategic and local highway networks.
Planning Applications
Attached is a map (Scotch Corner Planning Applications Map.pdf) of live planning applications and granted planning permissions for Scotch Corner. Live applications of particular note which will be determined at Richmond (Yorks) Area Planning Committee are:
22/00790/OUT – Designer Village Extension
23/00006/OUT - Class E Film and TV Production Studios incorporating Ancillary Offices
22/00787/OUT - B2 advanced manufacturing facility with ancillary offices
22/00402/OUT – fast food restaurant (McDonalds)
There is also the Dalesway application (22/00047/OUT) for two fast food restaurants, which seeks to demolish a former motel to facilitate the development. This is currently anticipated to be a delegated decision.
The impact of development on the landscape, ecology and existing town centres are material planning considerations in the determination of planning applications. Within the applications that have been approved and those that remain pending at Scotch Corner these matters will be carefully considered in the determination of the applications.
Cumulative Highways Impact
For larger major applications or applications that will generate high traffic movements the Council require a Transport Assessment (TA) to be submitted for consideration as part of the supporting information. The TA considers cumulative impacts of all existing development together with approved planning permissions. At Scotch Corner, both Highways England and the Local Highway Authority are undertaking the technical assessment of the TA’s and providing us with their findings. National Highways are also able to consider any scheduled road improvements including the upgrade to the A66.
For the first three applications listed above, the applicant’s transport engineer and Highways England are currently working on forecasting the cumulative impact should they all be delivered.
Suspending determining planning applications at Scotch Corner
The Council in its capacity as the Local Planning Authority are unable to put a moratorium on determining planning applications should they be submitted for consideration at Scotch Corner. In accordance with national legislation and policy, each application must be determined on its merits without unnecessary delay, with regard to the Development Plan and material considerations including the capacity of the highway network.
A new Local Plan for North Yorkshire
The Council are progressing a North Yorkshire Local Plan with a target to be adopted within 5 years (2028). The North Yorkshire Local Plan will be prepared in consultation with the local community, statutory consultees such as National Highways and other key stakeholders. It will look afresh at local evidence and the needs of communities across North Yorkshire and include all policies and allocations to guide future development and conservation of the area.
Until the adoption of the North Yorkshire Local Plan the Richmondshire Local Plan is the relevant Development Plan in the determination of planning applications.
Considered –
At the local division members request, this item had been placed on the agenda regarding the number of developments proposed at Scotch Corner and their potential impact. In the division members absence, their comments were presented by another Member who advised of their concerns of a lack of co-ordination in relation to the proposed developments at Scotch Corner. Scotch Corner is a key junction in North Yorkshire and a blanket response from Highways England of there being no issues when consulted on proposed developments in the vicinity is not acceptable.
Whilst there is engagement from Highways England in connection with live planning applications it is felt that there should be a level of local engagement in relation to the issues and the impacts on local residents.
Resolved –
That the position be noted.
Note: Councillor Carl Les left the meeting at 11.20pm, during consideration of the above item.