The Duchy Residents Association - Harrogate North Yorkshire UK

1. This is an Outline Planning Application so only illustrative layout plans and elevations are used on drawings. The final detailed designs for individual houses are submitted for approval AFTER the outline application has been approved.  The Redundant Reservoir land is in the Duchy Conservation Area. The Residents and others need enough information to ensure that the application respects the objectives of the Conservation Area of low density and to "preserve and enhance" the character and appearance of the area.

2. The land used to be a reservoir. The first stage will be to restore the contour of the land as it was before the reservoir was built. This work to convert it from "brownfield" land to residential housing, is detailed in the Design Code. The landscaping, road layout and surrounding treatment of the site have all been considered. The Design Code ensures a positive contribution is made to the area.

3. This will be the last major residential extension to the Duchy Estate. A characteristic feature is that the properties will be individually designed. Originally the Duchy wanted the individual plots owners to produce high quality properties within an overall Estate framework which produced a unique blend of sympathetic styles. This approach has also been taken by KeyLand. The Design Code and system of Local Law will control the initial development of this part and will continue to protect the area from the damage suffered by the Duchy Estate as a result of unsympathetic post-war redevelopments and sub-division of plots.

The internal roads, front boundary walls, pavements and other street features are to be laid out as the first building phase of work. This will maintain a consistent high standard these important features. The Design Code will ensure that the other characteristic landscape features, mature trees in gardens and houses well spaced with proportionate rear gardens will be provided and maintained.

4. There are few existing trees in this part due to its use as a reservoir.  The Design Code shows how the characteristic Duchy Estate "Arcadian" environment will be developed on this new addition.  The addition of trees will provide privacy for the residents and contribute to the enhancement of the area, required by the Conservation Area objectives. The planned perimeter trees will screen the houses from the road and open country and provide a gradual transition from town to country.

5. The Conservation Area objectives are to maintain the area as a low density suburb. Modern planning policy requires the efficient use of land. The Design Code gives the appropriate precedence to the Conservation Area objectives. The plots on the Cornwall Road frontage are slightly smaller than those facing them. Those in the south part of the land and facing Harlow Moor Road are smaller still. The Design Code successfully achieves the balance between these requirements. 

6.  The houses will be individually designed by the future owners of the plots. The Conservation Area objectives require "Individual designs to respect the characteristics of the existing Estate and to avoid the adverse effects of the later inappropriate changes." The Design Code and Local Law provide a control framework for the protection of existing and future residents and the Conservation Area. Each plot owner will have a legal duty to the others to comply with the Design Code. This will mean that the new houses will be worthy additions to this unique area and will "preserve and enhance the character and appearance of the conservation Area."

This part of the application has our full support.

The affordable housing provision has been considered separately.