Olympia Park Design Framework by Spawforths

Selby Farms Olympia Park Selby Farms and BOCM PAULS | Delivery Framework

February 2012

Olympia Park, Selby

Contents Executive Summary

............

Introduction

............

Background

............

............ 9 Summary of Planning Strategy Why Now Case (Feb 2012) 10 The Olympia Park Policy Area ............ 15 Principal On Site Constraints 17 Land Ownerships 18 Physical Constraints

............ 21 Principal Off Site Constraints 30 Conclusion 32 Further Technical Information 34 Demolition

............ 37

Stakeholder Engagement

............ 41

Development Objectives

............ 45

............ 49 Masterplan Options Initial Concept 50 Masterplan - Option 1 52 Masterplan - Option 3 54

Olympia Park Delivery Framework

Masterplan - Option 7A 56 Masterplan - Option 10B 58 Preferred Masterplan - Option 12 60 Zoning 62 Viability Issues 64 Optioneering Conclusions 66 Assessment Against Policy CP2A 67 Housing Market Assessment 72 Housing Density and Coverage 73

Development Risks

............ 75

............ 79 Delivery and Timescales Phasing 80 Anticipated Employment Creation 81 Anticipated Employment Creation by Year 82 Year 1: 2011 83 Year 2: 2012 84 Year 3: 2013 85 Year 4: 2014 86 Year 5: 2015 87 Year 6: 2016 88 Year 7: 2017 89 Year 8: 2018 90 Year 9: 2019 91

Year 10: 2020 92 Year 11: 2021 93 Year 12: 2022 94 Year 13: 2023 95 Year 14: 2024 96 Year 15: 2025 97 Year 16: 2026 98

Conclusion

............ 101

Employment Land 102 Requirements 102 Planning Requirement 102 Landowners 103 Physical Constraints 104 Stakeholders 104 Summary 105

Appendices ............ 107 Appendix 1 107

iii

Executive Summary

This delivery framework document and associated Masterplan Option 12 has been prepared to demonstrate that a comprehensive scheme for Olympia Park can be delivered in a phased manner and in accordance with the requirements set out in the latest statement of Selby District Council’s aspirations for the site as explained in their Local Development Framework (LDF) Draft Core Strategy (May 2011). It goes on to set out a series of meaningful and quantified development objectives against which future planning applications can be assessed. These include, but are not limited to, the following: • Making a major contribution towards Selby’s housing requirements over the next 15 years • Meeting Selby’s need for employment land in close proximity to new homes and the town centre • Providing major environmental improvements on the eastern gateway to the town • Providing the existing Olympia sports and allotment groups with long term security of tenure • Developing a significant area of brownfield land • Remediating areas of contaminated land • Removing a significant amount of HGV traffic from Barlby Road by diverting it through a new access to the bypass • Creating a new neighbourhood centre for the new and existing residents of Barlby

Masterplan Option 12 is advocated with this delivery document and includes: • 1000 new homes. • 22.62 hectares of new employment land • 7.49 hectares higher value uses • 2.25 hectares retail and public house •

3.41 Retained Mill and Mill expansion land

This delivery document demonstrates how this proposal will be delivered along with the range of Section 106 benefits that the scheme aspires to deliver during its 15 year timescale. It summarises the findings of a robust baseline assessment that has been undertaken throughout the duration of this project and explains how, where required, all constraints can be mitigated. It presents a number of masterplan options completed prior to Masterplan Option 12 and explains the basis upon which these masterplans have been discarded. It explains in detail Masterplan Option 12. The report concludes no significant issues have been identified that will prevent the delivery of the Olympia Park site within the plan period up to 2026 and in accordance with the phased delivery programme outlined in this report under the section entitled ‘Timescale and Delivery’

Introduction

Spawforths have been instructed by landowners Selby Farms and BOCM PAULS to prepare this Delivery Framework Document for the Olympia Park site, Barlby Road, Selby, North Yorkshire. The purpose of this document is to demonstrate that a comprehensive scheme for Olympia Park can be delivered in a phased manner and in accordance with the requirements set out in the latest statement of Selby District Council’s aspirations for the site. These are explained in their Draft Core Strategy (May 2011) and were subject to detailed discussion at the subsequent Examination In Public. The requirement for a Delivery Document and Approved Masterplan is set out in policy CP2A (ii) which states: “A comprehensive, phased approach to development is required in accordance with an approved Framework and Delivery Document and an approved Master Plan, which will ensure the release of employment land in the eastern part of the site prior to future residential development south of the Leeds – Hull railway.”

Background

Food, drink, leisure and retail - up to 5 units 1250m2 each Office 9720m 3 storey

Existing level crossing for emergency use only

New residential 4 storey 216 apartments

Existing re-used

A3 2400m2

New Bridge

New access A3 2 2700m

Science Park 38475m2 (414000sqft)

Replacement allotments

Former Toll Bridge

New residential circa 435 units at 35/`Ha

New playingfields and sports pitches

Offices/light industry 2 31,500m (339,000 sqft

Freight transhipment 14000m2 Barlby/Olympia Park - Selby ???? (150500 sqft)

Up to 3 units may be used for health and fitness or leisure uses Bowling green to be retained in situ

Hotel 6 storey 150 beds

Freight transhipment focus 58850m2 (633225sqft)

B1 3 storey 65175m2 (701200sqft)

Barlby/Olympia Park - Selby Figure 14 : Illustrative concept Plan 3

In 2006 BDP and King Sturge were appointed by Selby District Council (SDC) to prepare a series of options for an employment led mixed use development of Olympia Park, comprising land owned by BOCM PAULS north and south of the railway, existing premises owned by the Potter Group and land owned by Selby Farms and Greencore adjacent to the A63 Selby bypass. King Sturge provided economic input into the baseline study which influenced the concept plan (BDP Option 3 shown opposite). This plan was subsequently sent out to public consultation and to statutory consultees including SDC Economy Board and Planning Committee who gave their support for the plan.

Olympia Park Delivery Framework

In May 2006, Selby District Council began work on their Core Strategy as part of the Local Development Framework (LDF). An Issues and Options report was prepared which set out four options for future development within Selby. These options included; concentrating housing and employment growth in Selby town and adjoining parishes (Option 1) to spreading development throughout the District (Option 4). The Regional Spatial Strategy (RSS) proposed that development should take place within the main urban areas and therefore supported Option 1 and 2 of the Issues and Options Report which advocated new development on previously developed sites such as Olympia Park.

Selby DC has since confirmed Olympia Park as a strategic development site (1000 new homes and 23 hectares of employment land) in the Submission Draft Core Strategy (May 2011). The Council consulted with the public on their presubmission Core Strategy document in February 2010, with further consultation of the Core Strategy Publication document taking place in January 2011.

The Core Strategy Examination In Public (EIP) was opened in September 2011 and adjourned at the end of the planned sessions to allow Selby District Council to consider a number of issues that the inspector regarded as requiring further information. No further information was requested by the Inspector in relation to Policy CP2A (the Olympia Park strategic site policy) and there has been no indication from the inspector that he wishes to relook at policy CP2A when the EIP reconvenes in spring 2012. It is in this context that this Delivery Document has been prepared.

Summary of Planning Strategy

It is the landowners’ intentions to deliver the site through a series of planning applications, each of which will be timed to reflect anticipated occupier and market interest in the various proposed land uses and ownerships within the Olympia Park masterplan area. Each application will be set within the context of this Delivery Document and Approved Masterplan with the intention of meeting the policy aspirations as contained in Policy CP2A of the Draft Core Strategy. The anticipated sequence of applications is as follows: Further details of the timing of planning application submissions can be found in the section entitled ‘Timescales and Delivery’.

Olympia Park

Selby District Local Plan Proposals Map

Why Now Case (Feb 2012)

Five Year Land Supply

Olympia Park Agreed Housing Trajectory

Although Selby District Council has set out its five year land supply, there is a reliance on a local plan allocation at Crosshills Lane to meet housing needs for the town of Selby. It can be shown that the expected delivery rates for this site are highly unlikely to occur leading to an under provision of housing land in Selby. Moreover, there is a residual deficit in the supply of housing within the District over the last three years that remains to be addressed. This situation will be exacerbated still further with adoption of the NPPF (expected March 2012), which, as presently drafted (paragraph 109), would require local planning authorities to include an additional allowance of at least 20 per cent above their five year supply to ensure choice and competition in the market for land.

Selby District Council accepted through the Core Strategy and associated EIP that the Olympia Park site was needed to meet its housing requirements from 2014 onwards at a rate of 80 dwellings per annum. Although the adoption of the Core Strategy has been delayed, the housing need has increased rather than diminished and no evidence has been submitted by Selby District Council to the Inspector to suggest that the Olympia Park housing trajectory is flawed or in excess of Selby’s housing requirement from 2014 onwards. To meet this agreed trajectory and construct the infrastructure that is required to open up the site, planning applications needs to be determined during 2012.

Presumption in Favour of Sustainable Development (Reinforced by the NPPF) The NPPF, as currently drafted, confirms a “presumption in favour of Sustainable Development”. It can be shown that Selby District Council and the site promoters have agreed through the Core Strategy evidence, the EIP and through extensive consultation with public agencies, that this site is demonstrably the most sustainable site within the District. An application determined after NPPF has been formally adopted as national planning policy would accord with this requirement and therefore ought to be granted planning permission provided other technical matters and considerations have been duly considered and dealt with. Submission of the planning applications in May 2012 will allow the planning applications to be determined before the end of 2012 and, assuming the applications are granted planning permission, the initial infrastructure required to facilitate development will be delivered during 2013. Subsequently, the final tender negotiation, letting of contracts and construction mobilisation will take place during first two quarters of 2014. This will allow the first built development on site to be completed in Summer 2014. Selby District Council has identified Olympia Park as its sole strategic development site in

Olympia Park, Selby

Policy CP2A of the Submission Draft Core Strategy. Paragraph 4.6 of PPS12 advises that ‘Core strategies may allocate strategic sites for development’, where such sites are, ‘considered central to the achievement of the strategy.’ Hence, whilst the Core Strategy remains to be adopted, the Council acknowledge that Olympia Park represents the most sustainable of available options to address the Council’s housing and employment development requirements during the plan period. Olympia Park is a suitable and sustainable location for the proposed development. Redevelopment of the land would also deliver considerable planning benefits including, amongst others, the remediation and regeneration of previously developed land, delivery of affordable housing, public open space and qualitative improvements to allotment and playing field provision.

main focus for housing, employment, shopping, leisure, education, health and cultural activities and facilities. Paragraph B1 of RS Policy H2 commends a mechanism to manage and secure an increase in the supply of new housing and, amongst other things, prioritises development on brownfield land. Selby District Council, BOCM PAULS and Selby Farms have entered into a planning performance agreement (PPA) which sets out a timescale for the preparation, submission and negotiation of planning applications for the Olympia Park site. The PPA confirms an agreed target date (May 2012) for submission of the requisite planning applications along with key milestone dates before then for the agreement of a masterplan and delivery document.

We consider that development of the site and delivery of the requisite infrastructure, within the timescales outlined above, is necessary to contribute to the Council’s available five year supply of deliverable housing sites.

The Homes and Communities Agency support the scheme as a strategic housing and employment site and has provided formal support to an application to the UK Department for Business Innovation and Science (BIS) for Regional Growth Fund Round 2 Funds for early infrastructure.

Paragraph A2 of Policy Y1 of the Yorkshire and Humber Plan (RS) confirms that plans, strategies, investment decisions and programmes for the York sub-area should support the role of Selby as a Principal Town. Paragraph A of RS Policy YH5 concludes that Principal Towns should be the

The Environment Agency also supported the Olympia Park site’s allocation in the Core Strategy at the Examination in Public and concluded Olympia Park to be sequentially preferable to other sites in the district and provided clear evidence that the site is well defended from

Olympia Park Delivery Framework

flooding such that any minor residual risk can be mitigated in future development proposals for the site. North Yorkshire County Council supports the highway solution for the site and the proposed localised mitigation measures in the town centre. Whilst the Highways Agency has confirmed that is has no objection to development of the site subject to a commitment to a Travel Plan as part of the planning obligations. Although there is conflict with the Selby District Local Plan (2005), which predates the RS and does not allocate the site for housing, the proposed development of the Olympia Park site is in conformity with the requirements of RS Policies Y1 (Paragraph A2), YH5 (Paragraph A) and H2, and wholly accords with the requirements of Policy CP2A of the Submission Draft Core Strategy. The proposed development is also consistent with Government policy as expressed in PPS3, PPS4, PPG13 and PPS25. The application proposals should therefore be considered favourably having regard to the aforementioned policy context and advice contained in the Ministerial Statement ‘Planning for Growth’ (31 March 2011) and the Draft National Planning Policy Framework (NPPF).

Application

Within Zone

Description

Submission Date

Application 1

An early application to demolish existing redundant structures on BOCM PAULS owned land on health and safety grounds. This application will also have the added benefit of immediately improving the appearance of the Barlby Road corridor which is the main entrance into the town from the North East

Expected to be carried out under permitted development rights subject to local authority confirmation

Application 2

The second application, subject to the Council’s agreement, will be a hybrid planning application that will deal with BOCM PAULS’ owned land in its entirety with the exception of a part of the site on Barlby Road that will be retained for mill operations. This hybrid submission will establish in outline the principle of residential, commercial and community development on the site and will describe in detail various elements including; any remaining demolition and site remediation works, construction of requisite infrastructure, including, amongst others, provision of a road bridge across the Leeds – Hull railway line into the site from Barlby Road and a road link from the Selby Bypass to the boundary with the Potter Group’s trans-shipment site.

May 2012

Application 3

A and D

The third application will be for the refurbishment of the existing BOCM Mill. This application, like application 1 will have the added benefit of immediately improving the appearance of the Barlby Road corridor which is the main entrance into the town from the North East and will provide an improved setting for the proposed housing. This application will be made in May 2012 along with the hybrid planning application.

May 2012

Application 4

The fourth application or group of applications will be for the redevelopment of Selby Farms Employment land. The scope of this application will reflect market demand.

The timing of this application or group of applications will reflect anticipated occupier and market interest but is anticipated from 2014 onwards

Olympia Park, Selby

The Olympia Park Policy Area

The development site is located to the east of Selby town centre and the River Ouse with 65% (13.6ha) of the housing area being within 800 metres walking distance (approximately ten minutes) of Selby’s shopping and commercial centre as defined in the Selby District Local Plan 2005. The proposed housing area is linked to the proposed employment area by cycle and footpaths along the river bank making new jobs available within five minutes’ walk time of new homes. Selby itself is approximately 30 miles east of Leeds and 23 miles south of York. Selby is connected by rail to Leeds and Hull and is accessed from junctions 34, 36 and 37 of the M62 Motorway which lies seven miles to the south of the site. Land to the north of the Leeds to Hull railway line is currently accessed directly off Barlby Road. Land to the south of the railway line is accessed via a level crossing over the railway line from Barlby Road and via Recreation Road, a traffic controlled single track road which runs under the railway line. The level crossing provides the primary access route to the adjacent employment site (Potter Group) whilst

existing residential properties on Ouse Bank are primarily accessed via Recreation Road. There are a number of hard surfaced tracks within the boundary of the site that link the two access points and the Potter Group site and Ouse Bank properties. The River Ouse towpath runs along both the northern and southern boundaries of the application site and forms part of the Trans-Pennine Trail (National Route 65). The site while predominately flat slopes gradually down towards the south eastern corner, where the A63 bypass crosses the River Ouse, and consequently the western part of the site, within the immediate meander of the River Ouse, is at the highest level. Because of this relatively flat topography the BOCM PAULS’ mill is clearly visible within the landscape and provides a readily identifiable landmark around which the residents of Barlby and eastern Selby can orientate.

and warehouse units. On the opposite bank of the river a number of recently constructed residential apartment blocks are visible. There are a number of trees within the site which are protected by Tree Preservation Orders (TPOs). There are also a number of trees outside the site and adjacent to the Leeds and Hull railway line that are not subject to a TPO but contribute to the landscape character of the site. There are no significant or protected examples of flora and fauna within the site or at the boundary.

Key views from the site include the towers and spires of Selby Abbey which are visible from parts of the site and beyond. Southerly views across the flat floodplain towards the river and East Common are punctuated by commercial factory

Olympia Park, Selby

Principal On Site Constraints

TPO Trees TPO Tree Group Tree/Group of Trees Legal Right of Way Tracks within site Gradient 1.0m AOD 6.5m AOD Vehicular Access

Land Ownerships Landowner There are seven principal land owners on the Olympia Park site; BOCM PAULS, Selby Farms, Potter Group, Greencore, Network Rail, and Barlby Farm along with a number of private residences along Ouse Bank. The table opposite shows the area of the site belonging to each of these land owners and existing land uses. The planning use classes are defined as follows:

Area (Ha)

Within Olympia Park Strategic Development Site

Existing land uses As December 2011 A Type Uses

B Type Uses (including

C Type Uses

D Type Uses

Not inc:

42%

designated land use)

BOCM PAULS

45.7ha

50%

developed open

allotments, etc

Selby Farms

36.3ha

A Type Uses include: Shops, Financial and Professional Services, Restaurants and Cafes, Drinking establishments, Hot Food Takeaways

Greencore

5.3ha

B Type Uses include: Business, General Industrial, Storage or Distribution

Network Rail

3.6ha

100%

C Type Uses include: Hotels, Residential Institutions, Secure Residential Institutions, Dwelling houses, Houses in Multiple Occupation

Barlby Farm

0.5ha

100%

D Type Uses include: Non-residential Institutions, Assembly and Leisure

Yorkshire Electricity

0.3ha

100%

Private Residences

0.2ha

Potter Group

0.12ha

space,

100% 100%

Olympia Park, Selby

Physical Constraints

Summary The compilation of robust baseline information and completion of a wide range of technical assessments at the commencement and throughout the duration of this project have enabled site constraints and opportunities to be identified. The following table summarises the siteâ&#x20AC;&#x2122;s physical constraints. It identifies work completed to date, key findings and further work to be undertaken.

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Geotechnical/ Ground

RPS, 1998. Desk top study undertaken to identify possible contamination on BOCM PAULS land north and south of the railway line.

The widespread presence of Peat beneath the site, (identified as being thickest on eastern boundary Selby Farms Land) may result in; piled building foundations and specific highways design measures.

Short-term work:

RPS, 2000. Ground investigation undertaken to test for contaminants on BOCM PAULS land north and south of the railway line.

Contamination in the area of the former coal tar chemicals works (north eastern part the site area to the north of the railway line) may pose a potential risk to human health in the post-development case and to controlled waters (particularly the underlying aquifers). Remediation will be required.

Jordan Pritchard Goodman, 2005. Ground investigation undertaken to test for Peat deposits on Selby Farms. Sirius 2007. Desktop study and borehole sampling undertaken to test for contaminants on BOCM PAULS land north of the railway line. Sirius 2008. Detailed Quantitative Risk Assessment of BOCM PAULS . Sirius, 2008. Gas monitoring technical note completed. Sirius, 2008. Site investigation works south of the railway line.

Undertake programme of investigation to support the design process for New Access Road and Bridge structures. Undertake soil sampling on land proposed for the relocation of the allotments and complete generic quantitative risk assessment to assess the results.

Contamination elsewhere is relatively minor. There are some locally elevated concentrations of contamination in shallow made ground soils that may render them unsuitable for use in areas of soft landscaping, garden areas or similar. In those cases, local remediation may be required.

Revise Detailed Quantitative Risk Assessments for land north of the railway to bring them in line with updated guidance.

Hazardous ground gas components (methane and carbon dioxide) may pose a risk within some parts of the proposed development. Ground gas risk assessment will be required and appropriate ground gas protective measures included in future buildings.

Long-term work: Complete further site investigation (geotechnical, contamination and ground gas) of the area south of the railway Determine appropriate levels of ground gas protection measures for new buildings. Design and phase work so it is consistent with the proposed delivery plan for the development

Olympia Park, Selby

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Flood/Drainage

Faber Maunsell, 2008. Flood Risk Assessment - Olympia Park. Desk top study undertaken to consider flooding and surface water drainage on the site.

Government accepts that it may be inevitable that dwellings may need to be constructed in areas where there is residual risk of flooding.

Continued consultation with IDB, Environment Agency (EA) and Yorkshire Water to agree allowable surface water discharge rates

A Sequential Test and Exception Test have been undertaken in accordance with PPS25: Development and Flood Risk and it has been demonstrated that the development site fully satisfies the requirements of both.

Develop surface water drainage stratgegy in collaboration with the Design Team

Scott Wilson, 2008. Level 1 Strategic Flood Risk Assessment undertaken by SDC to identify suitability of site for future development Scot Wilson, 2010. Level 2 Strategic Flood Risk Assessment - test and apply sequential tests. (One of three sites identified by SDC)

Prepare site specific Level 2 Flood Risk Assessment

The drainage strategy provides a sustainable approach to flood and water management across the whole site, using sustainable drainage system elements. The holistic approach to sustainable drainage, coupled with the proposed flood risk mitigation measures will ensure that the development will be safe and will not increase flood risk elsewhere.As such, Part c) of the Exception Test will be satisfied. It is concluded that the site can be developed in accordance with Planning Policy Statement 25 (PPS25): Development and Flood Risk.

Olympia Park Delivery Framework

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Highways

AECOM, 2008. Transport Assessment undertaken to assess the impact of the proposed development and the capacity of existing highways junctions.

A new access road from the A19 Selby Access into the Selby Farms site can be obtained from the A19 Selby ByPass.

Issue revised access arrangements from Barlby Road with a roundabout to NYCC.

The site can be accessed from Barlby Road and the impact of the development can be mitigated at the “Swingbridge” junction.

Prepare Transport Assessment and Travel Plan to support planning applications.

NYCC have agreed a scheme of mitigation at the Barlby Road / Ousegate “Swingbridge” junction and have agreed the previous highway works along Barlby Road.

Enter into discussions with the Passenger Transport Executive regarding bus penetration.

Jacobs, 2009. Traffic modelling exercise (undertaken across district on behalf of SDC). Includes Olympia Park site. AECOM, 2010. Swing bridge junction study to assess the capacity of swing bridge junction.

NYCC have agreed the principle of using a widened bridge and a combined footway / cycleway / emergency access.

Further dialogue with the Highways Agency regarding any impact upon the Strategic Road Network

AECOM, 2011. Revised Bridge Design proposals. Confirmed in principle with NYCC highways confirmed in principle in summer 2011 ahead of the EIP.

Olympia Park, Selby

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Ecology

AECOM, 2009. Phase 1 Habitat and Activity Survey: BOCM PAULS

Selby Farms site is dominated by arable fields dissected by a number of drains. There is a linear strip of planted scrub comprising mixed broadleaf species along the eastern boundary of the A63 and a number of buildings (mostly disused, dilapidated farm buildings) in the south west corner of the site (Cherry Orchard Farm).

Design and implement mitigation strategies to ensure that protected species are considered during and following the works.

AECOM, 2010. Ecological Walk Over: Selby Farms AECOM, 2011. Dusk/dawn and transect activity bat surveys, great crested newt surveys, water vole surveys, reptile surveys, badger surveys, breeding bird surveys.

The site is not covered by any ecological designations and the semi-natural habitats present are considered to be of negligible nature conservation value. Water vole (Arvicola amphibious) and grass snake (Natrix natrix) have been identified in low numbers utilising the drain habitats across the site.

Consult with Natural England and where appropriate the application for licences to enable otherwise illegal activities to take place. Undertake pre-construction surveys as required to update the survey data if there is a delay between outline planning and construction works commencing.

The presense of Common Pipistrelle bat roosts have been identified in the farm buildings within Selby Farms ownership and redundant mill buildings within BOCM PAULS ownership. A Badger Sett has been recorded on the site. The main principals of the mitigation strategies will be to retain existing habitats where possible; creation/enhancement of habitats, trapping and translocation of animals where retention in their current locations is not possible, employing sensitive methods and timings for works.

Olympia Park Delivery Framework

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Noise/Air Quality

Faber Maunsell, 2008. Noise Assessment (BOCM PAULS land north of railway line)

Within the development site and the wider area air quality levels are within the relevant air quality standards within the development site and in the wider area.

Detailed assessment and predictive modelling of the noise contours will be provided.

NWSS, 2010. Noise Assessment (BOCM PAULS land south of railway line). Undertaken to assess noise generated by Potter Group activities.

Noise level studies have included both daytime and night-time measurements and the data obtained determined the site broadly falls within the Noise Exposure Category B contour, where noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection against noise.

Kirby Charles Associates, 2009. Noise Assessment (BOCM PAULS land north of railway line) SKM Enviros, 2011. Baseline Noise Survey - Olympia Park SKM Enviros, 2011. Review of baseline air quality measurements carried out by Selby District Council and other available data on local air quality

Land at the interface with the existing rail and industrial uses experience slightly higher noise levels and in these areas noise generated from surrounding activities is regarded as a matter that should be taken into account when determining planning applications for noise-sensitive development. Government guidance, contained in PPG24, advocates the imposition of planning conditions to ensure commensurate protection against noise.

Consult with Environmental Health to confirm noise readings and conclusions. Assessment of the potential effects of dust during construction Assessment the suitability of site locations in relation to nearby air pollution sources and proposals for mitigation Determine the effects of emissions cuased by the additional traffic associated with the development Work with the landowners and local authority to develop suitable mitigation measures.

Whilst noise from and affecting the development site has the potential to be intrusive, it is considered that with the inclusion of appropriate measures to mitigate the worst case effects noise would not present a significant constraint to the granting of planning permission for these proposals at the Olympia Park site.

Olympia Park, Selby

Topic

Work Undertaken to Date

Noise/Air Quality

Conclusions Reached

Further Work Needed

continued....

Given the quantum of the development site and the close proximity of a well-established road network it is also expected that noise impacts associated with the predicted increases in road traffic sources as a result of the development will result in minimal perceptible increases in ambient noise levels and, consequently, there will be no predicted significant noise impacts at any noise sensitive receptor. Utilities

Peter Brett, 2011. Review of plans and baseline information obtained from utilities companies in Selby.

The local area is currently served by utility companies including Northern Gas Networks, Yorkshire Water, CE Electric and BT Openreach. The existing gas main located along the northern site boundary (Barlby Road) has sufficient capacity for a gas supply to the proposed development. Potable water will be fed via the existing potable water mains currently serving the site or via a new potable water main from the Selby Ring Main where sufficient capacity has been identified for the proposed development.

Olympia Park Delivery Framework

Continue with detailed studies of pumping station capacity. Continue to liaise with utilities companies re: capacity, undergrounding and extending and or diverting as required. Continue to work with landowners and local authority to develop detail design requirements.

Topic Utilities continued....

Work Undertaken to Date

Conclusions Reached

Further Work Needed

An electricity primary substation is located within the site boundary and will be retained for future use within the development proposals. The local electricity network within the site will be undergrounded and extended where necessary to serve the proposed development. The BT Openreach network currently serving the site will be undergrounded and extended to provide a suitable telecom connection for the proposed development. Selby Waste Water Treatment Works (WWTW), which lies to the south east of Olympia Park, has sufficient capacity to serve the whole of the Olympia site as well as other potential locations within the catchment. In addition the Barlby WWTW has some capacity for part of the site and provides a possible alternative outfall if required. Both options would require a pumping main and proposals will review the upgrading of the existing private pumping station to accommodate the increase in flows and detailed studies are in progress. Thus the development proposals offer the opportunity to improve provision of mains waste water drainage to the existing properties within this area.

Olympia Park, Selby

Topic

Work Undertaken to Date

Conclusions Reached

Further Work Needed

Archaeology

Archaeological Consultant, 2008. Data collected from both the Historic Environment Record and the National Monuments Record. Data has been organised and mapped to feed into the desk-based analysis.

The site covers the line of a probable early river channel that developed into marsh land when the river moved to its current course. As such until the late 20th century the site is believed to have been wet, marginal land prone to flooding.

Collate the rest of the data required for the desk-based assessment.

A visit has been undertaken to the Borthwick Institute in York to view some historic mapping.

Olympia Park Delivery Framework

In 20th century the site was utilised for a number of industrial buildings and the standing buildings within the site are essentially a mix of early 20th century brick and modern units interspersed with storage tanks and service areas. As such they are not considered to be of significant historical or architectural value.

Undertake visits to the HER and the North Yorkshire Record Office. Identify impacts and archaeological potential. Consult with the county archaeologist to inform what, if any additional field work may be required pre-submission.

Principal Off Site Constraints

Compilation of robust baseline information and completion of a wide range of technical assessments at the commencement and throughout the duration of this project have enabled site constraints and opportunities to be identified and these have subsequently informed the evolution of the master plan.

Public Transport: Access to Bus Routes

Public Transport: Access to Rail Stations

• •

•

The nearest bus route follows Barlby Road The above image illustrates 400m walking distance to bus stops where known (pink shade). If potential walking distances are not known the 400m distance is shown as the crow flies from the bus stops (blue shade)

• •

Selby Railway Station is within walking distance of the site. The dark red shade indicates 1km walking distance from the railway station The light red shade indicates 2km walking distance from the railway station

Olympia Park, Selby

Access to Facilities

Adjacent Land Uses

•

• • • • •

•

The Selby Shopping and Commercial Centre sits to the west of the site area. The light green shade indicates 800m from this boundary There are also two convenience stores close to the site. The dark green shade shows 400m from these facilities

Olympia Park Delivery Framework

Residential use Industrial use Public Open Space Agricultural Land Education Facilities

Listed Buildings

• •

Places of Worship Retail/Commercial

The site sits on the edge of the town but close to the town centre

There are numerous listed buildings on the opposite side on the River Ouse. Of these two are Grade II* and one is Grade I listed buildings: • Selby Abbey is Grade 1 Listed • Corunna House and Abbots Staiths Buildings are Grade II* Listed

Conclusion

Available data and technical assessments of the site confirm that all site conditions can, where required, be satisfactorily mitigated through appropriate remediation strategies that are in accordance with the requirements of CP2A and that such strategies are technically and economically viable. The following tables summarise how the various technical and policy requirements have been addressed by the landowners:

Olympia Park, Selby

Policy

Theme

Compliance

CP2A (vi)

Flood

A Sequential Test and Exceptions test have been undertaken in accordance with PPS25; Development and Flood Risk which has demonstrated the development site fully satisfies the requirements of both. It is concluded therefore the site can be developed in accordance with PPS 25; Development and Flood Risk.

CP2A (iv)

Highways/ Principal Access

Both the new link road from the existing roundabout junction on the A63 Bypass, and the new Bridge Road from a modified junction with Barlby Road can be delivered in the first phase and in in advance of residential development south of the railway line.

CP2A (v)

Highways Impact

There will be minimal impact on the existing highways networks. With some modification existing junctions on Barlby Road have the capacity to take the additional residential traffic associated with Olympia Park proposals and only minor remodelling at two edge of town centre junctions is needed to accommodate increased traffic generation and movement.

CP2A (ix)

Ecology

The overall nature, conservation and ecological value of the site is considered low by AECOM, the Ecological Consultants. Where measures are required in specific areas of the site such measures are technically and economically viable and include; creation of receptor and buffer areas and drainage systems suitable for species hibernation.

Core Strategy Aims and Objectives No. 16

Pollution

Whilst noise from and affecting the development site has the potential to be intrusive, it is considered that with the inclusion of appropriate measure to mitigate the worst case effects noise would not present a significant constraint to the granting of planning permission for these proposals at the Olympia Park site.

Both the Bridge and the link road are agreed in principle with North Yorkâ&#x20AC;&#x2122;s County Council (NYCC) highways.

Measures, such as an earth bunding screen of 2Â˝ to 3 metres and envelope treatments would be considered to be both practical and effective in limiting the adverse effects of noise as well as being wholly proportionate and consistent with other similar brownfield development projects. Given the quantum of the development site and the close proximity of a well-established road network it is also expected that noise impacts associated with the predicted increases in road traffic sources as a result of the development will result in minimal perceptible increases in ambient noise levels and, consequently, there will be no predicted significant noise impacts at any noise sensitive receptor.

Olympia Park Delivery Framework

Further Technical Information Topic

For further technical information the following reports are available from the landowners:

Geotechnical/ Ground

Flood/Drainage

Report Title

Author

Date

Phase One Environmental Audit

RPS

1998

Phase Two Contamination Assessment, site wide

RPS

2000

Geotechnical Investigation, Selby Farms Land

John Pritchard Goodman

2005

Geo-environmental Appraisal of the eastern part of Olympia Mills (BOCM PAULS)

Sirius

2007

Flood Risk Assessment

Faber Maunsell

2007

Level 1 Strategic Flood Risk Assessment

Scott Wilson

2008

Level 2 Strategic Flood Risk Assessment

Scott Wilson

2010

Weetwood

2011

Flood Risk Assessment

Olympia Park, Selby

Topic Highways/Roads

Ecology

Report Title

Author

Date

Topic

Report Title

Author

Date

Transport Assessment

AECOM

2008

Noise

Noise Assessment - BOCM North

Faber Maunsell

2008

Bridge Design proposal. Agreed in principle with SDC and NYCC.

AECOM

2008

Noise Assessment - BOCM South

Kirby Charles Associates

2009

Highways Modelling – Draft Selby LDF Phase 1 Option Testing Report

Jacobs

2009 Noise Assessment - BOCM Mill

NWSS

2010

Highways Modelling – Draft Selby LDF Phase 2 Option Testing Report

Jacobs

SKM Enviros

2011

Swing bridge Junction Study.

AECOM

Phase 1 Habitat Survey

Phase 2 Habitat Survey

Olympia Park Delivery Framework

2009 Baseline Noise Survey Olympia Park

AECOM

2010 Archaeology

Archaeological Survey

Archaeological Consultant

2008

Utilities

Baseline information obtained from utilities companies in Selby.

Utilities Companies

Various

2007

2010

Demolition

There are a number of vacant and redundant buildings on BOCM PAULS land, north and south of the Leeds Hull railway line that are in various stages of dereliction and disrepair. It is the intention to demolish these buildings to slab level prior to development.

Building References

14. Twitchell and Meal Store

Boiler House

15. Meal Treatment Warehouse

Garage

16. Solvent Extraction House

A1-A4 Oil Storage Tanks

17. Extraction Plant Rolls Room

A request for demolition has been submitted to Selby District Council confirming BOCM PAULS intention to commence demolition in January 2012 with completion anticipated March 2012.

Bag House Area

18. Sprinkler Tank

Oil House

19. Deep Well Pumphouse

5b. Laboratory

20. Joiners shop/Margarine Plant

Weighbridge Office

21. No 63-64 Oil Storage Tanks

Old Oil House

22. -

A5-A8 Oil Storage Tanks

BOCM PAULS operational mill area

23. Barlby Farm Barn (not shown on plan opposite)

10. No 1 Silo 11 and 12. No 2 Oil Mill and Warehouses 12b Old Offices 13. Railway Bridge

Olympia Park, Selby

Area of Mill and Warehouse Office Currently in use

Buildings to be demolished Demolition after new radial line installed Bat Roosts present licence required before demolition Works to be carried out in later demolition phase

Stakeholder Engagement

Olympia Park, Selby

In accordance with the requirements of CP2A (iii): The landowners’ commenced work with the local community on this project in 2011. The engagement techniques used in this process were exhibitions; theme groups and meetings with various stakeholder groups. The main areas of concern highlighted by the community were: •

How the risk of flooding will be addressed

•

The impact of the development on local roads

•

the effect on the wildlife in the area

•

the need for green links through the site

•

relocation of the existing allotments and sports pitches as well as provision of new community facilities

•

the impact of the development on existing school provision

•

the impact of the development on Ouse Bank residence

Olympia Park Delivery Framework

As a result of this process the landowners have:•

Undertaken regular discussions with the allotment holders and the sports clubs

The landowners have also consulted with and have the support in principle of the following Public Bodies:

•

Instructed highway consultants to address traffic concerns,

•

Selby District Council (SDC) Highway

•

Instructed ecologists to identify what wildlife is present and advise on the management of this wildlife.

North Yorks County Council (NYCC) Highways

•

The Environment Agency (EA) The Internal Drainage Board (IDB)

Instructed flood risk and drainage work to address concerns.

•

• •

Created a landscape buffer to protect the privacy of Ouse Bank residents

•

Identified a site for a potential new primary school and liaised with NYCC education department

As such we conclude the planning application based on this document will evolve in response to stakeholder concerns and issues.

Development Objectives

Policy CP2A of the Selby District Draft Core Strategy (May 2011) sets out a series of expectations for the Olympia Park site. These expectations were promoted by Selby Council at the subsequent Examination In Public (September 2011 and adjourned until spring 2012) and were supported by the BOCM PAULS landowners. Consequently the landowners accept that although the policy is not yet formally adopted, this forms an appropriate starting point for creating a series of development objectives for the site. The following table expands and develops these objectives to confirm the basis upon which the latest iteration of the Olympia Park masterplan has been created.

Policy

Theme

Development Objective

CP2A (i)

Employment

Deliver 23 hectares of new employment land in the plan period up to 2026 with a further 10.6 ha reserved for longer term employment use. Support the planned growth of Selby and enhance its role as a market town and principle service centre by encouraging economic activity and job creation through the creation of; construction jobs, the retention of BOCM PAULS Mill and the delivery of serviced sites that will accommodate ancillary retail B1, B2, B8 and other high value commercial development space.

CP2A (viii)

(i),

Housing

Contribute to the districtâ&#x20AC;&#x2122;s supply of available housing land and deliver up to 1,000 new homes of varied form and tenure during the plan period 2011-2026 Work with SDC to establish the viable delivery of affordable housing.

CP2A (xiv)

(xi),

Sustainability

Establish strong linkages with existing neighbourhoods, Selby town centre, and the Green Core Gateway mixed employment development thus facilitating a sustainable, mixed-use employment-led, urban extension to accommodate Selbyâ&#x20AC;&#x2122;s planned growth. Undertake a sequential approach to residual flood risk and development vulnerability, in accordance with the requirements of Level 2 SFRA. (February 2010) Incorporate sustainable development principles including sustainable drainage methods Where viable derive energy from renewable and/or low carbon sources. Maximise the opportunities for sustainable travel, including reducing the dependency on the car by providing sustainable access to existing local facilities and services, reinforcing passenger transport links and ensuring safe, attractive and convenient pedestrian and cycle routes between the development and neighbouring areas.

Olympia Park, Selby

Policy CP2A (v),

(iv),

Theme

Development Objective

Principal Access

Deliver a pedestrian and vehicular bridge from Barlby Road across the Leeds/Hull railway line to facilitate development on BOCM PAULS land south of the Leeds/Hull railway line. Deliver a link road from the A63 Selby bypass into Potter Group land to facilitate development on Selby Farms land.

CP2A (vii)

Infrastructure/ Community Facilities

Deliver a range of environmental improvements including provision of allotments, sports pitches and associated areas of recreational public open space. Make provision for a new primary school. Size to be agreed with NYCC and SDC. Enhance the eastern gateway to Selby through the demolition and redevelopment of redundant industrial land and buildings along the Barlby Road corridor. Establish appropriate pedestrian and cycle linkages with neighbouring development and Selby town centre.

CP2A (xiii)

Conservation

Enhance the character and setting of Selby town centre conservation area and ensure Selbyâ&#x20AC;&#x2122;s skyline is not detrimentally impacted upon.

CP2A (xiv)

Environmental Enhancement

Identify opportunities to enhance the general environment including the retention, enhancement and provision of new landscaping, including structural landscaping, relocation of existing allotments and sports fields within the site.

CP2A (ii)

Phased Delivery

Establish a comprehensive and viable phased approach to enable delivery within the plan period up to 2026.

Olympia Park Delivery Framework

Masterplan Options

The masterplan takes as its starting point the baseline work undertaken by BDP in 2006 and their “Olympia Park Concept Plan Option 3” which has the support of Selby’s Economy Board. Whilst the landowners acknowledge the broad design principles and disposition of uses and the support the BDP masterplan has, they have sought to evolve the masterplan, in view of changing market conditions and more recent technical assessments. The table below summarises the range of completed masterplan options. The strategic masterplan presented with this Delivery Framework document, Masterplan Option 12, accords with the development objectives.

Initial Concept Option

Summary of masterplan

Viability issues

Key Changes

Initial concept

Assumes BOCM PAULS Mill is demolished and the mill site redeveloped to accommodate a road bridge across the railway line and residential and commercial development along Barlby Road and residential and employment south of the Leeds / Hull railway line.

While the BDP Masterplan was helpful in establishing the broad disposition of land uses for the Olympia Park site, when it was considered in terms of viability, a number of concerns were raised.

In response to viability concerns, the landowners prepared a revised master plan which amended the BDP masterplan as follows:

The Barlby Road access to the site was regarded as being technically and geometrically convoluted, land hungry and expensive to deliver

Created simpler access into the site from Barlby Road which is cheaper to construct and requires less land.

There was an expectation that the Selby Farms’ land would deliver 701,200 sq ft of B1 office space. Independent market advice taken by the landowners suggest that this is unrealistic given the historic demand for offices in this location and the scale of the town

Removed employment uses from BOCM PAULS’ land and used sports pitches and landscape screening to provide a barrier with Potter Group

Essentially it is a development of the masterplan previously completed by BDP on behalf of Selby District Council in their bid to ascertain the potential of the Olympia Park site to deliver sustainable and viable development.

The residential development on Barlby Road assumed there was market demand for 216 apartments on Barlby Road. Even at the time the plan was drawn, with the housing market at an all-time high in terms of the demand for apartments, this was regarded as being unrealistic by the house builders that were consulted An area of offices and light industrial units was located on the BOCM PAULS land to the north west of the Potter Group. The intention was that this development would provide a visual and acoustic screen to the Potter Group’s activities. However, other options for screening were not considered and this solution would require commercial traffic to be mixed with residential traffic within the BOCM PAULS site which would have a potentially detrimental impact on resident’s amenity and residential values

Reduced the B1 office space on the Selby Farms land and replaced with higher levels of B2 and B8 to take advantage of the rail freight facilities owned by Potter Group Replaced the apartments on the Barlby Road site with more traditional mix of terraced, detached and semidetached housing

Olympia Park, Selby

Greencore

Residential Retail

Allotments

Public Open Space

Residential Retail

B2/B8 B1

Sports Potter Group

B2/B8

Retail

Masterplan - Option 1 Option

Summary of masterplan

Viability issues

Key Changes

Option 1

Reflects BOCM PAULS decision to retain, rather than demolish their existing mill operation on grounds of viability.

As further technical and market information was received, a number of viability issues were raised that had not been taken into account. These can broadly be summarised as follows:

Repositioning of the road bridge over the railway line and rearrangement of proposed land uses, particularly on the Barlby Road frontage to accommodate Mill retention.

The cost of building early phases of employment development on ground which is underlain by peat

Reintroduction of employment land on BOCM PAULS site to be made available to Potter Group adjacent to the railway sidings

Takes into account scale and depth of the underlying peat on the Northern boundary of Selby Farms land and the publication of Selbyâ&#x20AC;&#x2122;s employment land review.

The need to retain a viable mill operation on the land adjacent to Barlby Road with the associated loss of new development land The aspiration from the Potter Group to obtain an area of land north of their existing sidings to accommodate employment uses. Clarification from Selby Council regarding the amount of employment land they required from Olympia Park during the plan period (until 2026) and therefore the amount of land that would need to be safeguarded for post 2026 employment development

Repositioning of high value commercial uses on Selby Farms to compensate for the abnormal costs associated with developing on underlying peat and the positioning of B1, B2 and B8 development, on the remaining and more stable ground. 7.80 hectares of employment land safeguarded beyond the LDF plan period, in recognition of the longer term employment land target set out in the Draft Core Strategy and Employment Land Review.

Olympia Park, Selby

Masterplan - Option 3 Option

Summary of masterplan

Viability issues

Key Changes

Options 2, 3

Reflects BOCM PAULS decision to retain, rather than demolish their existing mill operation on grounds of viability.

While the quantum of development included in masterplan - option 1 reflected current market need and sought to safeguard a further 7.80 hectares of employment land beyond the LDF plan period it did not create sufficient residual land value to make the scheme viable. In order to ensure viability, residential coverage on BOCM PAULS land south of the railway line had to be increased. Masterplan options 2 and 3 sought to explore this opportunity.

In response to viability issues the number of residential units proposed on BOCM land, in development parcels A, B, C and D increased to 900 to make the scheme viable.

Reflects need to increase housing numbers on grounds of viability. Recognises the longer term employment land target set out in the Draft Core Strategy and Employment Land Review.

Option 2, Safeguarded employment on Selby Farms land replaced with Sports and Allotment. Option 3, POS and Allotments repositioned to provide a physical and visual separator to Potter Groups industrial operations and give ease of access. Option 2. The repositioning of higher value commercial uses on Selby Farms land to enable delivery in the first phase and to be accessed directly off the A63 By pass thus minimising abnormal costs associated with building on the underlying peat identified in this area. The Inclusion of B1, B2 and B8 uses on Selby Farms land that will come forward in the short to medium term and can be built on ground with lower associated abnormal costs. Option 3. 3.9225 hectares of higher value land safeguarded beyond the LDF plan period

Options 4, 5, 6, 7

While the broad principles of masterplan option 3 were agreed it was acknowledged a number of changes were required to ensure the masterplan maximised the opportunity to deliver high value uses on the site and was consistent with the employment land targets identified in the emerging Core strategy. Masterplan options 4/5/6 and 7 explore this potential.

Olympia Park, Selby

Masterplan - Option 7A Option

Summary of masterplan

Viability issues

Key Changes

Option 7A

Reflects BOCM PAULS decision to retain, rather than demolish their existing mill operation on grounds of viability.

The quantum of development included in masterplan - option 7A reflected the current market need and sought to safeguard a further 7.80 hectares of employment land beyond the LDF plan period.

All land identified for high value uses in the northern part of the Selby Farms land allocated to come forward during the plan period, rather than in part being safeguarded for future development.

Reflects need to increase housing numbers on grounds of viability. Maximises the opportunity to deliver high value uses on the site and is consistent with the employment land targets identified in the emerging Core strategy.

Options 8, 9, 10, 10A

This masterplan generated improved residual land value, through increased housing numbers and the viability of the scheme was demonstrated.

Identification of further safeguarded employment land (B) and (C) on the masterplan. In recognition the B1, B2 and B8 uses identified previous masterplan options did not reflect market demand nor current employment land targets identified in the emerging Core Strategy. A range of masterplan amendments in response to the opportunities and constraints identified through continuous baseline assessment to ensure the scheme is technically and financially viable.

Minor amendments were undertaken; exploring employment land allocation to ensure the masterplan reflects market demand and employment land targets identified in the emerging Core Strategy.

Olympia Park, Selby

Masterplan - Option 10B Option

Summary of masterplan

Viability issues

Key Changes

Option 10B

The quantum of development included in masterplan - option 10B reflects current market need and sought to safeguard a further 9.31 hectares of employment land beyond the LDF plan period.

This masterplan generated improved residual land value, through increased housing numbers and the viability of the scheme was demonstrated subject to Section 106 requirements.

Identification of further high value uses, (A), (B) and (C) in the northern part of the Selby Farms land allocated to come forward during the plan period. Identification of further safeguarded employment land (B) on the masterplan. In recognition the B1, B2 and B8 uses identified in previous masterplan options did not reflect market demand or current employment land targets identified in the emerging Core Strategy. A range of masterplan amendments in response to the opportunities and constraints identified through continuous baseline assessment to ensure the scheme is technically and financially viable.

Option 11, 11A, 11B

Minor amendments undertaken with further changes proposed to employment land allocation to ensure it reflects market demand.

In response to Selby County Council Education requirementsâ&#x20AC;&#x2122; Primary school included on site. Option 12

This Masterplan is being advocated in this delivery document. Further details of this masterplan follow.

Olympia Park, Selby

Preferred Masterplan - Option 12

This is the Masterplan that is being advocated in this delivery document The strategic masterplan presented with this Delivery Framework document, Masterplan Option 12, accords with the development objectives.

Site description and schedule of accommodation

This masterplan establishes effective linkages with existing neighbourhoods, Selby town centre, and the Greencore Gateway mixed employment development thus facilitating a sustainable, mixed-use employment-led, urban extension to accommodate Selbyâ&#x20AC;&#x2122;s planned growth.

Land Use

Area (ha)

Area (acres)

Land Use

Area (ha)

Area (acres)

Retail (A)

1.287

3.180

Higher Value Use B

0.9722

2.402

Retail (B)

0.310

0.766

Higher Value Use C

2.24

5.535

Retained Mill

2.281

5.637

4.913

12.14

Reserved for long term development

1.129

2.789

B2/B8 (A)

5.458

13.487

Public House

0.655

1.619

B2/B8 (B)

9.699

23.967

Bridge (A)

1.045

2.582

B2/B8 (C)

1.6

9.954

Residential (A)

1.03

2.545

B2/B8 (D)

0.95

2.348

Residential (B)

1.29

3.188

School

1.51

3.73

Residential (C)

3.514

8.683

Sports

2.94

7.265

Residential (D)

4.204

10.389

Roads

TBC

Residential (E)

3.000

7.413

Structural Landscape

TBC

Residential (F)

3.25

8.03 Drainage Cor.

Sub station

0.0985

0.2434

Total

82.8921

204.826

Allotments

2.31

5.708

Higher Value Use A

4.277

10.569

Olympia Park, Selby

Zoning

The site is divided into four zones (illustrated opposite) each with its own planning application. Barlby Road will provide access into the site for the proposed uses that form part of Zone A of the masterplan including residential, employment and commercial uses. This in turn will facilitate the delivery of a road bridge over the Leeds / Hull railway line which will provide improved and safe access into the land south of the railway line to facilitate development of up to 900 new homes, (Zone B). Development in this location also includes a new Primary School and enhancement of existing community uses including the provision of sports pitches, relocation of allotments, informal areas of open space and structural landscape. Balancing ponds and drainage swales are all proposed on this part of the site and are detailed to create a green and pleasant link between the Recreation Road and the proposed Primary School. The delivery of a link road in Zone B of the masterplan will provide access into Potter Group and Selby Farms (Zone C) thus facilitating the delivery of up to 26 hectares of new employment land during the plan period. It will facilitate the delivery of mixed employment

uses on Selby Farm land comprises B1, B2, B8 light industrial and office uses, with high value uses in the non-food, leisure and health/fitness sectors fronting onto the A63. It is expected that the Potter Group site will remain in general industrial and rail freight uses whilst the Zone C new employment area is being developed. Commercial traffic associated with the Potter Group site and the proposed employment uses will enter the site from the roundabout off the A63. Balancing ponds and drainage swales are proposed on this part of the site following the main north to south estate road, with provision of a new pumping station which will aid flood mitigation on this part of the Olympia Park site.

The masterplan provides appropriate pedestrian and cycle linkages with neighbouring development and Selby town centre. The proposed development will provide an animated frontage to the river whilst commitments to deliver public open space and environmental enhancements will also assist in delivering a high quality environment.

Zone

Application Description

Mill Remodelling Works

Mixed Use development land on Barlby Road. Infrastructure and Housing land south of the railway line.

Employment and higher value uses adjacent to the Bypass.

Long term development site between BOCM PAULS mill and RHM.

Olympia Park, Selby

Viability Issues

Viability Issues On the basis of the viability appraisal undertaken by Quantity Surveyors Stephen Byrne Associates and Commercial Agents CBRE on behalf of the landowners Masterplan Option 12 not only provides a residual land value that makes the scheme economically deliverable it also presents the best opportunity to meet the development objectives that have been set out earlier. However, whilst the appraisals show each development zone of the masterplan is viable, key to this viability is the timing of each phase of the development and the associated timing of the projects mitigation measures and section 106 expenditure. The viability for Masterplan Option 12 and any subsequent iterations needs to take account of the following issues:

Theme

Item

Site remediation

Allowance needs to be made for remediation and site clearance costs based upon those costs supplied by Sirius Remediation Ltd. This includes demolition and site clearance, remediation and earthworks breaking out existing slabs and treating the contaminated areas and materials, and a combination of some retained materials and some removed.This also includes providing a capping layer and groundwater control, storage and treatment facilities.These costs would be either Stabilisation or Bioremediation. Remediation relates mainly to the Zone 1 Residential A areas to treat the land currently occupied by BOCM PAULS, some of the North area of Zone 2 and land stabilisation to support development in Zone 3. Allowed for 50% piling and 50% vibro-compaction ground treatment, and an allowance for a radon barrier under all properties.

New link access to roundabout

Allowance needs to be made for extending an access road from the existing junction from the Selby bypass and its continuation to the Potter Group boundary. These works will includes a new island roundabout within Selby Farmsâ&#x20AC;&#x2122; land, road works, drainage and lighting

road A63

Flood alleviation

Allowance needs to be made for the provision of SUDS drainage facilities and for raising floors under all housing, retail and industrial by 600mm, also the use of waterproof materials to 1 metre above Ground Floor level in all housing. Nonetheless, at this stage, no allowance for safe refuge facilities within the retail or industrial, where a first floor mezzanine or lid area to ancillary office accommodation may have to be formed, since this would be unlikely to incur significant costs.

Primary School

Masterplan makes provision for a 1.5 Ha school site. Further financial contributions towards education will be subject to detailed viability assessment as part of the planning application.

Allotment relocation

Allowance needs to be made for the relocation of allotments with wooden huts, water supply, fencing, provision of a track through the centre, and a car park.

Mill retention

Allowance needs to be made for partial re-cladding and of the existing BOCM PAULS Mill building and new build replacement warehouse. New reinforced concrete roads and slabs, landscaping to the perimeter of the reduced footprint, a new two storey office building, weighbridges, diesel storage facilities, lorry wash, acoustic treatment works to extractor fans, cladding and structure, drainage and lighting, and fencing and gates for security purposes.

Olympia Park, Selby

Theme

Item

Sports facilities relocation

Allowance needs to be made for preparing and creating new sports pitches, changing rooms and showers, car park and access road.

Structural landscaping

Allowance needs to be made for structural landscaping mainly forming earth bunds which are to be landscaped with tree planting to form acoustic and visual barriers around the existing mill, the railway, Potter Group site, and the large substation.

Bridge A

Allowance needs to be made for the cost of constructing the road bridge across the railway, rising of Barlby Road and associated statutory services. Street lighting and drainage to Barlby Road and the bridge

Offsite highway improvements

Allowance needs to be made for improvement works at the Swingbridge and Gowthorpe junctions.

Foul strategy

drainage

Allowance needs to be made for foul sewer to existing pumping station. Pipes under railway and Barlby Road crossing.

Surface water drainage strategy

Allowance made for sustainable drainage elements and potential for a new surface water pumping station

Electricity services

Allowance needs to be made for new sub stations (x4 Zone B) (x3 Zone C)

Major internal road infrastructure

Allowance needs to be made for roundabout at Bridge A and major roads including drainage and street lighting and works to existing road underpass.

Olympia Park Delivery Framework

A list of section 106 items has been recieved from SDC. On agreement of these items the viability appraisals for each application will be prepared accordingly

Optioneering Conclusions

The Masterplan has evolved through a robust and iterative process that has seen the development of a number of options that once tested have been discounted because they did not meet the requirements of the local community or were not technically achievable and/or economically and/ or commercially viable. Masterplan Option 12 benefits from a level of technical financial and marketing information that has been gathered continuously throughout the design process. It is therefore the most robust of all Options. The following tables show how the proposed Masterplan 12 can deliver the requirements of the Draft Core Strategy Policy CP2A

Olympia Park, Selby

Assessment Against Policy CP2A CP2A

Policy Requirements (Extracted from SDC Draft Core Strategy)

Masterplan Option 12 Proposal

(i)

Development within the defined area will be programmed to deliver 1000 new homes and 23 hectares of new employment land in the period up to 2026, with a further 10.6 hectares reserved for longer term employment use.

Masterplan option 12 will deliver: 1000 new homes. (For further detail please refer to Housing Market Assessment table) 22.62 hectares of new employment land 7.49 hectares higher value uses 2.25 hectares retail and public house 3.411Retained Mill and Mill expansion land Deliverable in the Selby District LDF Plan Period 2011-2026

(iii)

A comprehensive, phased approach to development is required in accordance with an approved Framework and Delivery Document and an approved Master Plan, which will ensure the release of employment land in the eastern part of the site prior to future residential development south of the Leeds – Hull railway.

This Delivery Framework Document and associated Masterplan Option 12 will be submitted in draft to the Council 19th December 2011 for approval.

The Master Plan will be produced in consultation with stakeholders and the local community prior to determination of any applications for development.

The landowners’ commenced consultation with the local community on this project in 2010, with informal consultation having been carried out since 2005. The landowners have also consulted with and have the support from the following Public Bodies:

A comprehensive phased approach to the development is outlined in the section entitled ‘Delivery and Timescales’ of the Delivery Framework document.

North Yorks County Council (NYCC) Highways The Environment Agency (EA) The Internal Drainage Board (IDB) As such we conclude the mastrplan has evolved in consultation with stakeholders and the local community.

Olympia Park Delivery Framework

CP2A

Policy Requirements (Extracted from SDC Draft Core Strategy)

Masterplan Option 12 Proposal

(iv)

Principal access to new residential development south of the Leeds – Hull railway will be from a new junction with Barlby Road involving a new road bridge across the railway and stopping up of the existing level crossing. Access to new employment land in the eastern part of the site will be taken from the existing roundabout junction on the A63

Both the proposed new Industrial Estate Road from the existing roundabout junction on the A63 Bypass, and the new Bridge and road from a modified junction with Barlby Road can be delivered in the first phase and in advance of residential development south of the railway line.

Selby Bypass, through a new link road. Both the new link road and road bridge are required to be constructed in advance of residential development south of the railway.

Both the Bridge and the new Industrial Estate road are agreed in principle with Selby District Council (SDC) and North York’s County Council (NYCC) highways.

(v)

The impact of new development on the existing transport network should be minimised.

There will be minimal impact on the existing highways networks. With some modification existing junctions on Barlby Road have the capacity to take the additional residential traffic associated with Olympia Park proposals and 2010, with informal consultation having been carried out since 2005.

(vi)

A Sequential approach should be taken to residual flood risk and development vulnerability, in accordance with the requirements set out in the Council’s Level 2 SFRA

(February 2010). Site specific FRAs will be required to address relative flood levels vulnerabilities across the site.

Olympia Park, Selby

CP2A

Policy Requirements (Extracted from SDC Draft Core Strategy)

Masterplan Option 12 Proposal

(vii)

Development proposals will be expected to deliver the necessary infrastructure, facilities and services, including recreation open space, to support new and expanded communities, and to cater for the needs of new businesses, in accordance with the Councils approved standards applicable at the time of future planning application(s). This may include financial contributions to secure provision by public agencies and reservation of land to accommodate education and health care provision, and community facilities such as a meeting hall, local convenience shopping and recycling.

The development will deliver: Land for a Primary School A site for a new community pavillion Relocated Allotments Relocated Sports Pitches Bowling Green Public open space with equipped childrens play areas A new neighbourhood centre comprising food store, public house and restaurants

(viii)

The development should provide up to 40% affordable housing over the lifetime of the scheme. Each residential phase of development will be expected to contribute towards affordable housing provision, the precise amount, type, and tenure of each phase to be determined at application stage (for separate phases), through an Affordable Housing Plan.

The landowners are currently working with SDC to establish the timing and scale and tenure mix of affordable housing.

(ix)

The opportunities created through the development of this area should be maximised to enhance the riverside and general environment including the retention, enhancement and creation of green infrastructure and wildlife habitats, provision of new landscaping, including structural landscaping, relocation of existing allotments and sports fields within the site, and provision of new recreation and amenity space.

The development has maximised the opportunity to enhance the environment through the planned delivery of: New structural landscaping Relocation of existing Allotments Relocation of existing sports field Creation of Swales which will provide new areas for wildlife habitat. Remediation of previously contaminated land in the area of the former coal tar chemicals works (north eastern part the site area to the north of the railway line).

Olympia Park Delivery Framework

CP2A

Policy Requirements (Extracted from SDC Draft Core Strategy)

Masterplan Option 12 Proposal

(x)

Proposals should ensure high quality design reflecting the prominent ‘gateway’ location of the site.

An early application to demolish existing redundant structures on BOCM PAULS owned land on health and safety grounds will have the benefit of immediately improving the appearance of the Barlby Road corridor which is the main entrance into the town from the North East. The refurbishment of the existing BOCM Mill will also have the benefit of immediately improving the appearance of Barlby Road and will provide an improved setting for the proposed housing. The development of residential, public house and retail on part of the Mill site and the use of landscaping to reinforce and enhance the Barlby road corridor will reinforce this ‘gateway’ location.

(xi)

Development should maximise opportunities for sustainable travel, including reducing the dependency on the car by providing suitable access to existing local facilities and services, providing new passenger transport links, and ensuring safe, attractive and convenient pedestrian and cycle routes between the development and neighbouring areas, including Selby Town Centre.

The application site is located to the east of Selby town centre and the River Ouse with 65% (13.6ha) of the housing area being within 800 metres walking distance (approximately ten minutes) of Selby’s shopping and commercial centre as defined in the District and Local Plan 2005. The proposed housing area is linked to the proposed employment area by cycle and footpaths along the river bank making new jobs available within five minutes’ walk time of new homes. A Transport Assessment and Travel Plan is being prepared to support this planning applications. Highways engineers, AECOM are currently in discussions with the Passenger Transport Executive regarding bus penetration into the site and the masterplan and location of the primary school has been designed to allow the majority of the development to be located within 400m of a bus stop

Olympia Park, Selby

CP2A

Policy Requirements (Extracted from SDC Draft Core Strategy)

Masterplan Option 12 Proposal

(xii)

Development should protect and enhance the amenities of existing residents and protect the viability of existing businesses.

Improved access into the site, a landscape buffer and green route linking Recreation Road to the site will enhance the amenities of the Ousebank residents. A new link from the existing roundabout junction on the A63 Bypass will provide Potter Group with direct access to the Bypass.

(xiii)

New development should protect and enhance the character and setting of Selby Town Centre Conservation Area, including maximising views to the Abbey Church and ensuring Selbyâ&#x20AC;&#x2122;s skyline is not detrimentally impacted upon.

New residential development is primarily 2 storeys with one 3 storey block of apartments (potentially aimed at the senior living market) proposed on Barlby Road. New employment is located on Selby Farms land which is the lowest part of the site and the least visible from the town centre. We conclude therefore the development will not detrimentally impact on Selbyâ&#x20AC;&#x2122;s skyline.

(xiv)

Development should incorporate sustainable development principles, including sustainable construction and drainage methods, and low carbon layout and design, and should derive the majority of total predicted energy requirements from de-centralised and renewable or low carbon sources. In addition to incorporation of micro generation

A sustainable drainage scheme is proposed throughout the site and the masterplan has been designed to make specific provision for surface water movement and temporary storage. The ability to derive energy from renewable and/or low carbon sources is currently being explored.

infrastructure, this might include energy from local biomass or waste technologies, combined heat and power schemes and/or community heating projects.

Olympia Park Delivery Framework

Housing Market Assessment Housing Mix

The following table shows that we believe the current market (2012) for housing to be based around achieving housing at a density of 35 DPH and 3500 square metres of development per hectare with an average house size of between 97 and 104 square metres. If the market improves, we believe that the average house size will remain roughly constant but that the density and therefore the coverage will increase broadly in line with the colour coding shown below.

Very Pessimistic

Quite Pessimistic

Housing Type m

Floor Area

Average House Size

Average dwelling size, density and coverage are all determined by market demand and vary over time as market conditions change. Current assumptions are that the market expectations for Selby lie within the bands shown.

Pessimistic

Optimistic

2 and 3 bed houses

Flats

2012 Assumed

Very Optimistic

Extremely Optimistic 4 and 5 bed houses

3 and 4 bed houses

700

753

807

861

915

969

100

105

110

115

120

125

130

150

1,023

1,076

1,130

1,184

1,238

1,292

1,346

1,399

1,615

Average 2 m 75.0

Average ft2 807

20.0%

83.0

893

20.0%

10.0%

92.5

996

10.0%

97.5

1049

5.0%

10.0%

5.0%

97.5

1049

10.0%

97.5

1049

10.0%

20.0%

10.0%

100.6

1083

5.0%

10.0%

5.0%

102.0

1098

5.0%

10.0%

12.5%

10.0%

102.5

1103

10.0%

102.5

1103

5.0%

7.5%

10.0%

12.5%

15.0%

12.5%

10.0%

7.5%

5.0%

107.5

1157

10.0%

110.0

1184

5.0%

12.0%

10.0%

5.0%

113.8

1224

114.0

1227

128.0

1377.8

Alternative Housing Development Mixes

5.0%

10.0%

2.5% 5.0%

5.0%

Total 100.0% 100.0% 100.0% 5.0%

5.0%

100.0% 100.0% 100.0%

5.0%

2.5%

100.0%

5.0%

2.5%

100.0%

10.0%

100.0% 100.0% 100.0% 5.0%

100.0%

5.0%

13.0%

10.0%

5.0%

100.0%

10.0%

100.0%

20.0%

100.0%

This housing mix matches the needs identified in the SHMA 2009 which suggests that demand for 2, 3 and 4+ bedroom properties outstrips supply across all areas and that Selby Council should maintain a flexible approach to the delivery of open market dwellings.

Olympia Park, Selby

Housing Density and Coverage Housing Density and Coverage (i.e. net floor area of housing per acre/hectare) Quite Pessimistic

Housing Density

Coverage

Pessimistic

m2 Per Hectare 2

ft Per Acre

2012 Assumed

Optimistic

Very Optimistic

2,750

3,000

3,250

3,500

3,750

4,000

4,250

4,500

4,750

5,000

5,250

5,500

5,750

6,000

11,979

13,068

14,157

15,246

16,335

17,425

18,514

19,603

20,692

21,781

22,870

23,959

25,048

26,137

Average Dwelling Size ‐ Variation by Density and Coverage

DPH

DPA

30.0

12.1

91.7

100.0

108.3

116.7

125.0

133.3

141.7

150.0

158.3

166.7

175.0

183.3

191.7

200.0

31.0

12.5

88.7

96.8

104.8

112.9

121.0

129.0

137.1

145.2

153.2

161.3

169.4

177.4

185.5

193.5

32.0

13.0

85.9

93.8

101.6

109.4

117.2

125.0

132.8

140.6

148.4

156.3

164.1

171.9

179.7

187.5

33.0

13.4

83.3

90.9

98.5

106.1

113.6

121.2

128.8

136.4

143.9

151.5

159.1

166.7

174.2

181.8

34.0

13.8

80.9

88.2

95.6

102.9

110.3

117.6

125.0

132.4

139.7

147.1

154.4

161.8

169.1

176.5

35.0

14.2

78.6

85.7

92.9

100.0

107.1

114.3

121.4

128.6

135.7

142.9

150.0

157.1

164.3

171.4

36.0

14.6

76.4

83.3

90.3

97.2

104.2

111.1

118.1

125.0

131.9

138.9

145.8

152.8

159.7

166.7

37.0

15.0

74.3

81.1

87.8

94.6

101.4

108.1

114.9

121.6

128.4

135.1

141.9

148.6

155.4

162.2

38.0

15.4

72.4

78.9

85.5

92.1

98.7

105.3

111.8

118.4

125.0

131.6

138.2

144.7

151.3

157.9

39.0

15.8

70.5

76.9

83.3

89.7

96.2

102.6

109.0

115.4

121.8

128.2

134.6

141.0

147.4

153.8

40.0

16.2

68.8

75.0

81.3

87.5

93.8

100.0

106.3

112.5

118.8

125.0

131.3

137.5

143.8

150.0

41.0

16.6

67.1

73.2

79.3

85.4

91.5

97.6

103.7

109.8

115.9

122.0

128.0

134.1

140.2

146.3

42.0

17.0

65.5

71.4

77.4

83.3

89.3

95.2

101.2

107.1

113.1

119.0

125.0

131.0

136.9

142.9

43.0

17.4

64.0

69.8

75.6

81.4

87.2

93.0

98.8

104.7

110.5

116.3

122.1

127.9

133.7

139.5

44.0

17.8

62.5

68.2

73.9

79.5

85.2

90.9

96.6

102.3

108.0

113.6

119.3

125.0

130.7

136.4

45.0

18.2

61.1

66.7

72.2

77.8

83.3

88.9

94.4

100.0

105.6

111.1

116.7

122.2

127.8

133.3

The above table illustrates the relationship between housing density and the area of housing per hectare (coverage). The red outline shows the density and coverage which it is believed can be reasonably expected in 2012, however this will be affected by market conditions as time progresses. The density and coverage that will be delivered on Olympia Park will reflect market changes.

Olympia Park Delivery Framework

Development Risks

Whilst it has been demonstrated Masterplan Option 12 is robust it remains at risk of change from the following issues:

Risk

Description

Change in Employment Market Demand

Timing and scope of application is based on anticipated occupier and market interest. It is anticipated market conditions are such that demand for employment space is likely to be subdued until 2014. This assumption may change over the plan period and a corresponding change in the masterplan may be required to ensure the masterplan remains market facing.

Change in Housing Market Demand

Average dwelling size, density and coverage are all determined by market demand and vary over time as market conditions change. Should market conditions change over the period up to 2026 a corresponding change in housing mix, size and density the master plan may be required to maintain residual land value.

Change in adjoining Land Owner Aspirations

Network Rail have confirmed their support in principle for the road bridge and the closure of two level crossings, Barlby BOCM (MCB) and the nearby private footpath crossing. Without this support an alternative solution to accessing the site would have to be found The aspirations and requirements of the Potter group may change over the life of the LDF.

Olympia Park Delivery Framework

Technical Issues

The discovery of new technical constraints could impact on the masterplan

Change in Planning Policy and/or Public Body requirements.

A change in national planning policy and/ or in the requirements of relevant public bodies such as highways or the Environment Agency could impact upon the masterplan.

Delivery and Timescales

POlympia hasing Park Executive Summary Site Zoning Strategy The site is divided into Four Zones, each with its own planning application.

Zone A

Zone B

Zone C

Zone D

Mill Remodelling Works

Mixed Use Development Land on Barlby Road, Infrastructure and Housing Land South of Railway

Employment and Higher Value Uses Adjacent to Bypass

Long Term development site between BOCM PAULS mill and RHM

Colour Key to Outcomes Construction Cost

Zoning Plan

New Jobs Created or Safeguarded

New Homes Bonus Payment

Council Tax

Construction Jobs Created

S106 Contribution

Employment Floorspace

Higher Value Uses Floorspace

Economic Impact

New Homes

Affordable Homes

Anticipated Workstreams and Outcomes Per Year The delivery programme for Olympia Park will ultimately be determined by market forces. However the following summary tables of anticipated outcomes along with the interrelationship between each element of housing and commercial development and Section 106 benefits should provide all parties with a sound basis for the discussions associated with each planning application in each Zone. In the following tables, certain figures have been left blank as these are subject to detailed viability assessments outside the scope of this report. Where there has been agreement through the EIP and LDF process regarding delivery rates, these have been included in the tables. The development trajectory indicated is based on the information available at this moment in time and appears possible. However, the actual trajectory will be determined by market demand and conditions and liable to change.

Olympia Park, Selby

2024

£TBC

TBC

230

£TBC

8,991

INCLUDED IN F e

£TBC

TBC

‐

2025

£TBC

TBC

230

£TBC

8,991

INCLUDED IN F e

£TBC

TBC

‐

16 2026 £TBC £TBC Delivery and Timescales

£TBC

TBC

230

£TBC

8,991

INCLUDED IN F e

£TBC

TBC

‐

2,647

£0

103,400

£0

Total 0 Anticipated E£0mployment C£0reation0

Anticipated Employment Creation Based on Drivers Jonas Deloitte / HCA Report 2010 Figures are based on Summer 2011 land projections and adjustments are required to reflect Masterplan 12 Figures are based on Summer 2011 land projections and adjustments are required to reflect Masterplan 12

Sector

A1 shops A3 Restaurants and cafes B1 business B2/B8 general industrial B8 storage or distribution Total

Floor area (net) square metres

Retail and Higher Value Uses

Employment density Floorspace per worker (sq m)

Potential Employment figures for B1 B2 and B8

Potential Employment figures for Retail and Higher Value Uses

19,171

1,009

1,182

10,314

543

16,000

320

56,733

83,047

20,353

709

1,572

1,075

(Based on Drivers Jonas Deloitte/HCA Report 2010)

Anticipated Employment Creation by Year (Source Victoria Gell for Selby District Council RGF Bid)

Figures are based on Summer 2011 land projections and adjustments are required to reflect Masterplan 12

Olympia Park Delivery Framework

Anticipated Employment Creation by Year Table C

Initial projections, provided by Victoria Gell for Selby District Council Regional Growth Fund Bid based on 23Ha of land which is viewed as deliverable from Anticipated Employment Creation by Year (Source Victoria Gell for Selby District Council RGF Bid) 2014-2026, indicate the following assumptions in terms of land area and employment numbers for the period 2012-2026. Figures are based on Summer 2011 land projections and adjustments are required to reflect Masterplan 12 Year

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 Total

Floorspace Projections Floorspace Projections Proportionate to Land Proportionate to Land Released for Employment Released for Retail and Higher Value Uses (sqft) Purposes (sqft)

Employment Created Proportionate to Land Released for Retail & Higher Value Uses

Selby Core Strategy EIP Selby Farms Land Release Projection (Ha)

Employment and Retail Land as Percentage of Total Released (%)

0.20

0.87%

722

177

1.20

5.22%

4,333

1,062

1.60

6.96%

5,777

1,416

109

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

2.00

8.70%

7,221

1,770

137

23.00

100.00%

83,047

20,353

1,572

1,075

Employment Created Proportionate to Land Released for Employment

(Source Victoria Gell for Selby District Council Regional Growth Fund Bid)

Olympia Park, Selby

Zone A

Zone B

Zone C

Zone D

Mill Remodelling Works

Mixed Use Development Land on Barlby Road, Infrastructure and Housing Land South of Railway

Employment and Higher Value Uses Adjacent to Bypass

Long Term development site between BOCM PAULS mill and RHM

The following tables provide an indicative timetable of the project outcomes based on assumptions at this time Colour Key to Outcomes Construction Cost

New Jobs Created or Safeguarded

New Homes Bonus Payment

Council Tax

Construction Jobs Created

S106 Contribution

Employment Floorspace

Higher Value Uses Floorspace

Economic Impact

New Homes

Affordable Homes

Zoning Plan

YYear ear1:1: 2011 2011 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

RESIDENTIAL

COMMUNITY

CORE STRATEGY

PPA

DEMOLITION

MARKETING

CONSULTATION

Submission of Draft Core Strategy to Secretary of State

Planning Performance Agreement prepared and agreed between Selby Council, BOCM PAULS Ltd and Selby Farms Ltd setting out the four Zones of Development

Demolition funding application submitted to HCA and approved

Soft market testing of employment and retail opportunities commences

Soft market testing of residential land commences

DRAINAGE

MASTERPLAN

Drainage and Flood strategy for whole of Olympia Park is developed in conjunction with EA and Internal Drainage Board

Employment land masterplan developed including new access arrangements

Residential masterplan developed including access arrangements

Consultation with:  Allotment Association  Bowls Club  Football Club  Ouse Bank Residents  Barlby Bridge School (and NYCC)  Wider community

Core Strategy Examination In Public Additional Core Strategy Evidence prepared by Selby Council and submitted to Inspectorate DELIVERY DOCUMENT Draft Delivery Framework prepared by landowners and sent to Selby Council officers for initial comments. Draft masterplan sent to Selby Council for comment and feedback.

ZONE B SCOPING Environmental Assessment scoping sent to Selby Council for Zone B application

HIGHWAYS Highway Strategy for whole of Olympia Park is developed in conjunction with NYCC and Highways Agency ECOLOGY Ecological Strategy for whole of Olympia Park is developed in conjunction with Selby Council and Natural England

Olympia Park Delivery Framework

NEIGHBOURHOOD CENTRE Detailed design of Barlby Road neighbourhood centre commences MILL REMODELLING Detailed design for mill remodelling commences

MASTERPLAN Development of layout proposals for new facilities including:  New primary school  Sports pitches  Replacement allotments  Area to rear of Ouse Bank  Children’s Play Areas

Year 2: 2012 Year 2: 2012

PLANNING POLICY

CORE STRATEGY Core Strategy adopted (estimated) DELIVERY DOCUMENT Delivery Document developed in collaboration with Selby District Council and engagement with elected members. Independent review and collation of Delivery Document by third party consultants contracted to Selby Council Adoption of Delivery Document as an Interim Planning Policy pending adoption of Core Strategy Approval of site-wide Olympia Park masterplan by Selby Council following consultation.

PLANNING APPLICATIONS AND BUILDING REGULATIONS

ZONE A APPLICATION Zone A Planning Applications submitted and determined ZONE B APPLICATION Zone B Planning Applications submitted and determined ZONE A - S106 Zone A and Zone B Section 106 Agreements signed ZONE B - S106 Zone A and Zone B Section 106 Agreements signed MILL BUILDING REGULATIONS Prepare and submit building regulations application for the mill remodelling

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

DEMOLITION

MARKETING

Demolition works commence on Barlby Road and land south of the railway

Employment land promotion and development strategy developed between Selby Farms and Selby Council

NEW BRIDGE

Commercial Agents appointed to market Olympia Park employment land

Detailed technical submission sent to Network Rail for bridge approval.

EMPLOYMENT ROAD Detailed design of new industrial estate road and services prepared and submitted to local authority as part of Zone B planning application.

RESIDENTIAL

PRIVATE HOUSING MARKETING Formal marketing of residential land to regional and national house builders commences AFFORDABLE HOUSING Close liaison between BOCM PAULS, HCA and Selby Council on affordable housing requirements

COMMUNITY

CONSULTATION On-going consultation with:  Allotment Association  Bowls Club  Football Club  Ousebank Residents  Barlby Bridge School (and NYCC)  Wider community  Council Members LEGAL AGREEMENTS Legal agreements for replacement facilities signed with  Allotment Association  Bowls Club  Football Club SPORTS FACILITIES Detailed consultation with Sport England on Sports provision EDUCATION Detailed consultation with Barlby Bridge School and NYCC on new primary school

Olympia Park, Selby

Year 3: 2013 Year 3: 2013

PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS Zone B reserved matters application(s) for housing and neighbourhood centre ZONE C APPLICATION Zone C Employment Planning Application prepared - anticipated timescale ZONE C - SCOPING Zone C Environmental Assessment scoping sent to Selby Council anticipated timescale

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

RESIDENTIAL

COMMUNITY

HIGHWAY WORKS

BOCM PAULS MILL

PRIVATE HOUSING

SPORTS FACILITIES

Barlby Road highway works commence.

Mill remodelling works commence in order to facilitate new neighbourhood centre and new access

Sale of first residential land

Funding applications for sports facilities enhancement prepared and submitted to key funding bodies.

Construction cost

TBC

Construction jobs generated

TBC

NEW BRIDGE Bridge works commence with bridge deck being placed Christmas 2013 Construction cost

TBC

Construction jobs generated

TBC

Investment in mill

TBC

Construction jobs generated

TBC

Jobs safeguarded

TBC

EMPLOYMENT ACCESS New industrial access road into employment zone constructed S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

NEIGHBOURHOOD CENTRE Sale of first neighbourhood centre land on Barlby Road Neighbourhood Centre construction commences

Olympia Park Delivery Framework

Construction cost

TBC

Construction jobs generated

TBC

Year 4: 2014 Year 4: 2014

PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

ZONE C â&#x20AC;&#x201C; OUTLINE APPLICATION Zone C outline planning application submitted and determined - anticipated timescale ZONE C - S106 Zone C section 106 agreement signed anticipated timescale

INFRASTRUCTURE WORKS

NEW BRIDGE New bridge opens and level crossing closes DRAINAGE PHASE 1 Phase 1 drainage scheme constructed on land south of railway line Construction cost

TBC

Construction jobs generated

TBC

EMPLOYMENT AND RETAIL

NEIGHBOURHOOD CENTRE Neighbourhood centre and restaurants on Barlby Road commence trading. New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING Phase 1 housing commences on site New homes occupied by end of year.

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

Olympia Park, Selby

Year 5: 2015 Year 5: 2015

PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

EMPLOYMENT LAND Land developed

Olympia Park Delivery Framework

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

PLAY AREAS On site equipped childrenâ&#x20AC;&#x2122;s play area constructed S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Year 6: 2016 Year 6: 2016

PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS Zone B reserved matters application(s) for further housing phase ZONE D APPLICATION Earliest estimated date for submission of Zone D planning application

INFRASTRUCTURE WORKS

ACOUSTIC BARRIER New acoustic and landscape screen erected adjacent to Potter Group DRAINAGE PHASE 2 Phase 2 drainage scheme constructed on land south of railway line

EMPLOYMENT AND RETAIL

EMPLOYMENT LAND Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

ALLOTMENTS

New homes occupied by end of year.

New allotments constructed

S106 Value

TBC

Construction cost

TBC

Council Tax

TBC

Construction cost

Construction jobs generated

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

New Homes Bonus to Selby Council

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

SPORTS PITCHES New sports pitches constructed S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

EDUCATION Education financial contribution S106 Value

TBC

Olympia Park, Selby

Year 7: 2017 Year 7: 2017

PLANNING POLICY

Olympia Park Delivery Framework

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

ALLOTMENTS

New homes occupied by end of year.

New allotments occupied

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

Existing allotments commence redevelopment SPORTS PITCHES New sports pitches occupied Existing sports pitches commence redevelopment EDUCATION Education financial contribution

AFFORDABLE HOUSING

S106 Value

Dwellings

TBC

S106 Value

TBC

Year 8: 2018 Year 8: 2018

PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

NEW PRIMARY SCHOOL New Primary School Constructed Construction cost

TBC

Construction jobs generated

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Olympia Park, Selby

Year 9: 2019 Year 9: 2019

PLANNING POLICY

Olympia Park Delivery Framework

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B – RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

PLAY AREAS On site equipped children’s play area constructed S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

YYear ear 10: 2020 10: 2020 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS Zone B reserved matters application(s) for further housing phase

INFRASTRUCTURE WORKS

ACOUSTIC BARRIER New acoustic and landscape screen erected adjacent to railway line

EMPLOYMENT AND RETAIL

EMPLOYMENT LAND Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

Olympia Park, Selby

YYear ear 11: 2021 11: 2021 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

Olympia Park Delivery Framework

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

YYear ear 12: 2022 12: 2022 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

Olympia Park, Selby

YYear ear 13: 2023 13: 2023 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B – RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

Olympia Park Delivery Framework

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

PLAY AREAS On site equipped children’s play area constructed S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

YYear ear 14: 2024 14: 2024 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

LDF REPRESENTATIONS

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Representations made to Selby District Council for release of Safeguarded Employment Land

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

Olympia Park, Selby

YYear ear 15: 2025 15: 2025 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

ZONE B â&#x20AC;&#x201C; RESERVED MATTERS

EMPLOYMENT LAND

Zone B reserved matters application(s) for further housing phase

Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

Olympia Park Delivery Framework

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

YYear ear 16: 2026 16: 2026 PLANNING POLICY

PLANNING APPLICATIONS AND BUILDING REGULATIONS

INFRASTRUCTURE WORKS

EMPLOYMENT AND RETAIL

EMPLOYMENT LAND Land developed

TBC

Employment Floor Space. Use class to be determined by market conditions

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

HIGHER VALUE USES Land developed Higher value uses

Precise use class and quantum to be agreed with SDC

RESIDENTIAL

COMMUNITY

PRIVATE HOUSING

EDUCATION

New homes occupied by end of year.

Education financial contribution

S106 Value

New Homes Bonus to Selby Council

TBC

Council Tax

TBC

Construction cost

TBC

Construction jobs generated

TBC

Economic Impact of New Private Housing

TBC

AFFORDABLE HOUSING Dwellings

TBC

S106 Value

TBC

Construction cost

TBC

Construction jobs generated

TBC

New Full Time equivalent jobs created

TBC

Economic impact of employment

TBC

Olympia Park, Selby

Prefferred Masterplan - Option 12

Conclusion

Prefferred Masterplan - Option 12

101

Employment Land Requirements This Delivery Document and Approved Masterplan demonstrate a comprehensive scheme for Olympia Park can be delivered in a phased manner and in accordance with the requirements set out in the latest statement of Selby District Council’s aspirations for the site. These aspirations are explained in their Draft Core Strategy (May 2011) and considered below.

The Council’s Employment land requirements have been informed by an employment land study undertaken on their behalf in July 2007 by GVA Grimley. This study was subsequently updated in 2010 to take account of changes in local circumstances and the economic climate, as well as additional research into market sector growth and job forecasts.

This study identified that Selby and the Hinterlands require 22 – 27 hectares of Employment Land for the plan period up to 2026 and suggested appropriate use class allocation to meet future market need.

SDC identifies Olympia Park as one of its strategic sites in its Core Strategy under policy CP2A. Under CP2A (ii) Olympia Park is required to deliver 23 hectares of new employment land. Masterplan Option 12 will deliver 22.62 hectares of new employment land, 7.49 hectares higher value uses, 2.25 hectares retail and public house and 3.41 hectares Retained Mill and Mill Expansion Land.

102

Planning Requirement

The Council have actively sought to promote Olympia Park for mixed use development having demonstrated a willingness to examine employment led development of the whole of the site in 2006 when they commissioned BDP to develop a mixed use masterplan and associated delivery framework. This resulted in a resolution by the Council’s Economy Board and Planning Committee to support the BDP Masterplan (Option 3). This masterplan promotes mixed use development on this site currently allocated for rail freight related development in the SDLP, which was adopted in February 2005. It forms the basis of Masterplan Option 12 which has evolved the broad principles of this masterplan in view of changing market conditions and more recent technical assessments. The Council’s SHLAA published in 2008 identifies a need for a continuous supply of housing land for the District over the next 17 years and beyond at a rate of 440 dwellings per year in accordance with Policy H1 of the RSS. To accommodate Selby’s housing requirements over the plan period strategic housing sites have been included. The SHLAA identifies the Olympia Park site (strategic site D) for delivery in the medium term (8-17 years) and the Core Strategy identifies it as one of its strategic sites under policy CP2A.

Olympia Park, Selby

Landowners

PPS3 requires Local Planning Authorities to provide for a continuous housing supply for at least 15 years from the date of adoption. The Olympia Park site will reinforce the housing supply for short to medium and long term and address the Districtâ&#x20AC;&#x2122;s housing needs in the start, middle and end periods of the LDF. The Core Strategy Examination in Public has been suspended to address a number of matters of concerns, including, amongst others, confirmation of an upward revision of the Councils housing requirement to take account of the most recent household and population projections.

Olympia Park Delivery Framework

PPS12 encourages engagement by the Local Planning Authority with Delivery Stakeholders who will include major Landowners and Developers and requires that evidence of delivery is robust including evidence there are no regulatory or national policy barriers to the delivery of the strategy and that essential partners to the delivery of the plan such as landowners and developers are signed up to it. The key Landowners necessary to deliver the Olympia park site BOCM PAULS and Selby Farms are supportive of the scheme and are actively engaged in it. Evidence that these landowners are committed and willing to release the land and make it available for development as part of the Olympia Park Masterplan is provided by a Heads of Terms Agreement signed by Selby Farms Ltd, and BOCM PAULS Ltd. This confirms their support for the land within their ownerships to be promoted for inclusion within the Core Strategy and any subsequent planning applications. It also confirms they will cooperate with other landowners where a collaborative approach is required to facilitate the overall delivery of the masterplan and such collaboration has consistently been demonstrated by BOCM PAULS in their discussions with Network Rail.

Network Rail Network Rail have confirmed they accept in principle the road bridge identified in AECOMâ&#x20AC;&#x2122;s drawing no. 60216019-P-006 (Appendix 1) on the basis that it demonstrates compliance with Network Rail Group Standards. In particular it shows there is sufficient land available to accommodate the bridge and adequate clearance distance over the railway line. Network Rail have conditioned a number of engineering works including the closure of two level crossings, Barlby BOCM (MCB) and the nearby private footpath crossing. BNP Paribas are currently acting on behalf of BOCM PAUL Ltd to agree with Network Rail access rights over the existing railway line.

103

Physical Constraints

Available data and technical assessments of the site confirm that ALL site conditions can, where required, be satisfactorily mitigated through appropriate remediation strategies that are in accordance with the requirements of CP2A and that such strategies are technically and economically viable. In particular: • A Sequential Test and Exception Test have been undertaken in accordance with PPS25: Development and Flood Risk and this has demonstrated that the development site fully satisfies the requirements of both. • The Bridge and industrial estate road through Selby Farms’ land are agreed in principle with SDC and NYCC highways

Stakeholders

In accordance with the requirements of CP2A (iii) Masterplan Option 12 has been produced in consultation with stakeholders and the local community. The process of consultation is informed by principles outlined in Planning Policy Statement 1 (PPS1) and the Council’s Statement of Community Involvement. The following public bodies have been consulted on The Olympia Park proposals: • Selby District Council (SDC) Highway • North Yorks County Council (NYCC) Highways and Education • The Environment Agency (EA) • The Ouse and Derwent Internal Drainage Board (IDB) • Natural England As such we conclude, the planning applications that will be based on this document will, wherever practical and viable to do so, seek to address any remaining stakeholder concerns and issues while still maintaining the existing level of support from the above mentioned public bodies.

104

Olympia Park, Selby

Summary

The Olympia Park site is available for development and the masterplan and planning and phasing strategy for the site demonstrate it can be brought forward in phases over the LDF period maintaining a continual supply of land. As such it can be seen to address both the expectations of the market as well as the identified and evidenced planning need.

The comprehensive development of Olympia Park and its phased delivery over the plan period up to 2026 is wholly consistent with the aims and aspirations of Selby District Councils aspirations for the site and is in accordance with the requirements of CP2A.

The site is being actively promoted by the landowners who support the allocation of this site as a strategic housing and employment site in the Core Strategy and we confirm there is no outstanding ownership or legal issues between the landowners which will affect the release of this land for development. The proposal will deliver; 22.62 hectares of new employment land, 7.49 hectares for higher values uses, 2.25 hectares for retail and a public house, 3.41hectares for the retained Mill and Mill expansion land and up to 1000 new homes in the plan period up to 2026 and in accordance with the requirements of CP2A.

Olympia Park Delivery Framework

105

Appendices Appendix 1

107

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