Development Proposal


The Dalton49Thirsk development is proposed by Dalton (Thirsk) Ltd, a joint venture between Opus North and Rougemont Estates.

Opus North is recognised as one the most active and successful developers in the Yorkshire region with extensive experience in the development of industrial, warehouse, retail and office properties. Opus North has completed over 50 schemes since the company was formed 15 years ago.

Rougemont is a specialist investment manager, focused on identifying, managing and developing strategically located property on behalf of their investors.

Dalton (Thirsk) Ltd looks forward to working with the local community and Hambleton Council to bring forward a high-quality, sustainable development that will benefit business, create jobs and boost the economy.

Key Development Details

Development of a logistics and manufacturing park to provide modern buildings and facilities to meet the needs of occupier businesses, employees and investors by provision of a range of unit sizes and types. A contemporary building design theme shall be adopted throughout to aid visual cohesion and contribute to a high-quality environment.

A carefully considered site layout shall ensure the development is sympathetic to nearby properties and the wider landscape by incorporating new tree planting, habitats and sustainable drainage features. The development shall be compatible with and complementary to the existing industrial estate and neighbouring business premises.

The Illustrative Masterplan shows an example of how development at the site could be laid out. At this stage, the fixed matters are the position of the access from Eldmire Lane and the extent of the landscape areas around the site where existing trees will be retained and new planting provided.

This layout illustrates how the development may be laid out, but is not fixed at outline planning stage.

Planning Context

Hambleton Council has identified a need to provide more land for employment uses in the district to support local businesses, attract investment and create job opportunities. Given the success of the existing Dalton Airfield Industrial Estate and its direct access to the main road network, land is proposed for additional industrial and storage/distribution uses in this location.

An outline planning application will be submitted shortly for the principle of employment development on part of the land in this area. If approved, the matters of detailed design, layout and landscaping etc will be subject of further planning applications in due course.

At this stage, the consultation relates to the proposed use of the land, the general scale and nature of the development and the access to Eldmire Lane.

We are keen to hear the views and suggestions of the local community to help form a successful development in harmony with the local area.

Local, Environmental & Technical

In preparation for the outline planning application, a series of surveys and assessments have been undertaken that help to inform the development proposal. Key matters that may be of interest to the local community are summarised below…

Building Size and Appearance

The exact size, position and appearance of buildings within the development are not known at this stage and will be proposed on the basis of business requirements when final details are submitted for approval.

We anticipate that the buildings may be of broadly the same scale as those recently developed for Wagg/IPN and NTS; and of a lower height than the seed mill to be built by I’Anson on land nearby. Smaller footprint buildings are likely to be up to 12m in height, whilst the larger units may be up to around 18m high.

Design will be of a modern style, led by the function of the buildings, using high-quality materials and incorporating feature details to present an attractive appearance. A contemporary building design theme shall be adopted throughout to aid visual cohesion and contribute to a highquality environment.

Landscape, Trees and Ecology

The proposals have considered views from surrounding public places and, through the careful placement and design of buildings and new planting, the effect of the development on the landscape will be minimised.

The existing perimeter vegetation along Dalton Lane and Eldmire Lane will continue to screen the site and filter views of the new development. There will be some selected woodland removal within the site, but there will also be significant new planting carried out as part of the development.

New habitats will be created on site, increasing biodiversity and creating an attractive place for people to work. This will include: new native species hedgerows planting, aquatic habitats, scrub, woodland and species rich grassland along with bird and bat boxes.

Whilst details of the landscape planting are to be submitted and approved in due course, the Illustrative Masterplan shows how the development may incorporate new planting around the site.

Transportation and Movement

The development proposals have been fully assessed in accordance with national guidance and based upon a scope agreed with the Local Highway Authority (North Yorkshire County Council) and Highways England.

The planning application will be supported by a Transport Assessment, which provides full details of the development proposals in a highways context, including an assessment of the Local Highway Network and the impact upon local junction capacities and road safety. Should any adverse impacts be identified, these would be fully mitigated by the development at the developer’s expense.

The Transport Assessment specifically assesses HGV movements associated with the development and how these may impact on the locality (including Dalton
Village). This will be undertaken in consultation with NYCC Highways to ensure suitable controls are in place to minimise any impact on the local highway network and that any relevant mitigation measures are put in place prior to operation of the site.

The scheme would also be supported by a Framework Travel Plan, which is a package of measures individually tailored to the needs of the site and aimed at promoting greener, cleaner travel choices and reducing reliance on the car.

Neighbour Amenity

The relationship of the development with its neighbours is one of our key considerations. Whilst details of plot layout, perimeter fencing, external lighting, servicing and operational matters etc are to be submitted for approval at the detailed design stage, we have an overarching design intent to minimise any impact on neighbouring amenity. This includes:

  • Retaining and supplementing boundary tree planting to provide a visual buffer
  • Orientation of buildings and yards to face into the site, so that the buildings form a buffer to any noise of vehicles operating within the site
  • Incorporating acoustic fencing in particular locations if required
  • Designing external lighting so not to spill out from the site to neighbouring areas
  • Direction of heavy goods vehicles to the main road network at the A168 via Eldmire Lane and Dalton Bridge only (no access via Dalton village)
  • Use of management plans to ensure construction and other activities follow best practice

Flood Risk and Drainage

The site is at a Low risk of flooding from Cod Beck (flood zone 1) and at a Low/Very Low risk of surface water flooding. A full flood risk assessment identifying the risk of flooding from all known sources and measures to mitigate flood risk where required has been undertaken and will be submitted for approval by the Environment Agency and lead local flood authority.

A site wide drainage strategy has been developed for the site based on sustainable drainage principles and informed by detailed surveys of the existing drainage system serving the site. The strategy will enable surface water runoff at the site to be sustainably managed as the development is delivered. The drainage system will incorporate attenuation facilities to restrict surface water runoff from the development to greenfield rates in accordance with planning policy and best technical practice. This will ensure that flood risk will not increase and would actually reduce for larger storm events.

We are confident that flooding issues experienced at Dalton Bridge are now resolved by the relevant authorities and have no concern about this in relation to the development proposed.


An integrated approach to sustainability has been adopted and will continue during the design process for the site and buildings, which will consider the balance between social, economic and environmental objectives.

The development will achieve energy efficiency in conformity to the applicable regulations, provide charging points for electric vehicles and include appropriate forms of on-site renewable or low-carbon energy generation. Detailed design of the buildings will seek to ensure these are accessible to all and adaptable to ensure that a comfortable and healthy working environment is created.

The development will endeavour to use locally sourced and sustainable materials, as well as local trades and labour, whilst seeking to reduce waste and recycle materials.

Have Your Say

We are keen to receive the comments, queries and input of local residents and businesses. Please contact us by completing the form at the bottom of this page.

Unfortunately, given the current Covid-19 pandemic it is not possible to provide an exhibition or to attend meetings in person. However, the material available is presented in full on the website and is available as a hard copy by post upon request.

If you have any particular queries that it would assist to discuss, then please state this in your response and provide a telephone number. We will endeavour to contact you by phone to discuss.

What Happens Next

All comments received will be reviewed by the project team and, where possible, reflected in the development proposal. A Statement of Community Involvement will account for all comments made.

It is anticipated that the planning application may be finalised for submission in early 2021.

Hambleton Council will then publicise the application according to its normal practices and make the application material available for public review. A formal consultation period of not less than 21 days will take place during which comments should be submitted direct to the Council’s planning department.

The developer’s project team will remain in dialogue with the Council throughout this process to allow any further submissions to be made if necessary.

It is then anticipated that a decision may be made on the application following the Council’s normal procedures in April or May 2021.

Following any approval, full details of the plots and buildings will begin to be worked up for submission and approval in due course.
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