Marton West Ward & Designated Neighbourhood Area Map 2
Community Involvement 5
Historical Context - Marton West 6
Marton West Ward Profile 7
Ethos & Character of Marton West 8
Vision and Objectives 9
Marton West Neighbourhood Plan 11
Welcome to the Marton West area proposal for a Neighbourhood Plan.
What is a Neighbourhood Plan?
Neighbourhood Plans and Neighbourhood Development Orders were introduced by the 2011 Localism Act.Neighbourhood Plans allow local communities to have a say in developing how their community will grow over a 15 year period.The plan allows the community to choose where it wants new homes to be built, to have their say on what these new buildings should look like whilst at the same time protecting the landscape and character of the area.
The Neighbourhood Plan must be in general compliance with Middlesbrough Council Local Plan Policies, The National Planning Policy Framework, EU Obligations and Human Rights requirements.The Neighbourhood Plan, once adopted, forms part of the Middlesbrough Council Development Plan.Its Policies work alongside the Middlesbrough Council Development Plan.
The Marton West Neighbourhood Plan will be reviewed every 5 years to ensure compliance with National and Local Planning requirements and to reflect the changing needs of the Local Community.
The Marton West Neighbourhood Plan has been compiled by a steering group comprised of Councillors and local residents working under the auspices of Middlesbrough Council and Planning Aid.
The Marton West Neighbourhood Plan was established on 3rd May 2012.
It was decided the current ward boundaries should be adopted as the Neighbourhood Planning area.
The Marton West Neighbourhood Area designation was approved by the Council’s Executive on the 18th June 2013.
The Marton West Neighbourhood Plan Forum was approved by the Council’s Executive on the 18th June 2013.
Aims of the Forum
The primary aim of the Marton West Forum is to:
promote the economic, social, health and environmental well-being of the Community within Marton West;
provide an opportunity for local people to influence local decision making;
encourage openness and transparency amongst statutory agencies and provide opportunities for local people to influence the priorities and services of these agencies;
improve community leadership and democratic participation by local people; within Marton West; and,
develop area plans to benefit the local community and Marton West as a whole.
A Questionnaire was delivered to every household in the area in order to engage with all residents and get their views on a range of issues e.g. Housing, Open Spaces, Public Transport, Education, Ethos & Character of the Area, Protecting the Environment and what improvements they would like to see in the future. These were collated and given to the steering group to work with.
The draft Neighbourhood Plan has been subject to extensive consultation within the area and with key stakeholders.It is a plan for the future of Marton West over the next 15 years.All respondents’ views have been analysed and where appropriate will be taken into account.For various reasons it may not be possible to incorporate everyone’s wishes.Copies of this draft plan are available on the Marton West website and Facebook page and also hard copies will be distributed in various places around the area when it is ready for further consultation.
First notification regarding the development of ‘The Neighbourhood Forum’ was sent out in the Marton West Community Council Newsletter dated 12th January 2012.
Regular Neighbourhood Planning meetings followed, all minuted as listed below:
3rd May 2012
22nd January 2014
19th June 2012
16th February 2014
17th July 2012
9th April 2014
11th September 2012
13th May 2014
13th October 2012
8th July 2014
26th February 2013
20th January 2015
21st May 2013
9th July 2013
10th September 2013
Reports have appeared in Marton West Community Council Newsletters as follows:
12th January 2012
10th July 2014
1st March 2012
11th September 2014
13th September 2012
13th November 2014
11th July 2013
8th January 2015
12th September 2013
Marton West Community Facebook page and
Historical Context - Marton West
The most southerly road in the area of Marton West has the name of Brass Castle Lane.It is puzzling that there is no Castle in the vicinity and why does Brass feature in the name.The answer is historical and dates back to 1066 A.D.when William the Conqueror defeated King Harold of England at the Battle of Hastings.Following the battle, William divided North East Yorkshire amongst his noblemen, who consolidated their positions by building Castles.Robert De Brus built two castles, one at Castleton (North Yorkshire) and another one at Castle Levington near the River Leven.
The word Brass has derived from the family name of De Brus over the intervening 1000 years.Historians and archaeologists think that that there was a connecting pathway route which linked the De Brus-owned Castles of Levington and Castleton. The present Brass Castle Lane would have been part of this route but as the family’s power and existence diminished the De Brus Castle Lane was changed over a period of time to become Brass Castle Lane.
The north-west end of the area called Fairy Dell, partly falls within the Marton West Ward boundary.This is a natural woodland which now sits within an urban area totally surrounded by housing and attached to a new town development.However it is also a rare example of a remnant of open countryside including ancient meadows, a 300 year old oak tree and sections of sunken medieval lanes which once criss-crossed the area linking the small hamlets.By 1850 it had become a landscaped Victorian Estate, which included Gunnergate Hall, the home of wealthy iron masters and ship owners.The boating lake and waterfall remain near the site of the now demolished hall.Two of the original Gate Houses are still in existence and are occupied by residents. Gunnergate Lane is an old Scandinavian name, which, according to the Oxford Dictionary of English Place Names, could be derived from ‘the road of a woman called Gunavor’.Gunnergate Lane went from Gunners in the Newton Parish, to the Upsall area and then on to Guisborough.
Marton West Ward Profile
Population at 2012:
Population 0-15 year olds
Population 16-64 year olds
Population 65 years and over
Ethnic Origin % Non-white
Housing at 2011:
Total Occupied Households
Tenure % Owner-occupied
Tenure % Rent Social Housing
Tenure % Rent Private
Economic Activity at March 2013:
% Economically Inactive
GCSE % achieving 5+ A-Cs inc English & Maths
GCSE % Zero GCSE Passes
Key Stage 2 % achieving level 4 GPS
Key Stage 2 % achieving level 4 Maths Test
Key Stage 2 % achieving level 4 Science TAs
Not in Education, Employment or Training
% with limiting long term illness
General Health: Very Bad/Bad
Standard Mortality Rate
Index Multiple Deprivation (IMD) 1 equals most deprived
IMD Ward Rank (out of 23)
Overall National IMD Rank (out of 7932)
% Pupils Eligible for Free School Meals
Ethos & Character of Marton West
For the purposes of the Neighbourhood Plan the area of Marton West Ward (our adopted area) has been broken down into three distinct sections.
This is the most southerly section of the ward. Its boundaries are Brass Castle Lane, Stokesley Road, Marton West Beck and Stainton Way. It is the newest part of the ward where development is still ongoing. The small estates that make up this section were designed and developed by many different builders. The result of this is that houses are slightly different from each other. Mostly they are houses, with very few bungalows. The area has Bonny Grove Park in its centre which houses a children’s play area, (built with lottery money) goal posts and grassed areas for differing types of recreation. Towards the north east of this section, there is a natural farm pond which was in danger of drying up but with the help of a Friends group this is being addressed and Sudbury Pond is now a natural haven for wildlife and birds. This section is without any school, shops, public house, doctor’s surgery, church or community centre and has a very poor bus service.
This section was built approximately 40 years ago and although there are a few large houses it consists primarily of very distinctive bungalows. Its southern boundary starts at Stainton Way and stretches northerly to Gunnergate Lane, with Stokesley Road as the east and Marton West Beck as the western boundaries. This section does have a public house (Southern Cross) and a Tesco Express (petrol filling station with shop). Otherwise there are no other retail premises, nor a doctor’s surgery, church or community centre. Bus services are restricted to Stokesley Road and Gunnergate Lane. This section houses a primary school.
North of Gunnergate Lane (Egerton Price Estate)
This the oldest section in the area consisting mainly of bungalows on the west side and houses to the east. Its southern boundary is Gunnergate Lane with the A174 (Parkway) at the north, Stokesley Road as its eastern and Marton West Beck as the western boundaries. This section has four retail outlets, two hairdressers, a newsagent and a general dealer. Once again this section has no doctor’s surgery, no church. There is a small private community area belonging to Normanby Court, blocks of flats built for ex service personnel as retirement homes. Bus Services are on Stokesley Road and Gunnergate Lane. This section also incorporates two of the Gate Houses built in the 1850’s, which were the entrances to the old Gunnergate Hall which is now demolished. The Gate Houses are occupied residentially.
Vision and Objectives
During the Community Led Plan workshops, work was undertaken to establish a ‘vision’ for Marton West.During these workshops the past development of the area was reviewed and likes and dislikes established.It was accepted by those who attended the workshops that, over the plan period, growth in terms of development would be inevitable. A vision statement was thus established as follows:
“To maintain Marton West with the same Ethos and Character that currently exists, but to welcome incremental changes that will sustain and enhance its facilities and contribute to a greater sense of community and neighbourliness.”
MW1: Vision for Marton West
The overall vision for Marton West is as follows:
Maintain and protect the existing characteristics of Eagle Park.
Protection and enhancement of Bonny Grove Park and Sudbury Pond.
Encourage any new housing to be of a low density.
Promote a safe highway network, within the area.
Maintain and protect the existing characteristics of the McInnes Estate.
Encourage any new housing to be of a low density.
Promote a safe highway network, within the area.
North of Gunnergate Lane (Egerton Price Estate)
Maintain and protect the existing characteristics of the Egerton Price Estate.
Encourage any new housing to be of a low density.
Promote a safe highway network, within the area.
The steering group has established a set of objectives for the plan period 2014 – 2029.These are based on the analysis of the information and data gathered from the Neighbourhood Plan evidence base together with the community led planned workshops and the Marton West Questionnaire conducted in 2013.These objectives have been used to define the plan policies.
The objectives are as follows:
To promote sustainable housing development through limited and controlled growth on the allocated site (Ford Riding School) in accordance with the Middlesbrough Council Local Plan and the National Planning Policy Framework.
To ensure that the housing on the allocated site (Ford Riding School) provides an integrated mixture of executive housing and includes a predominance of bungalows.
To ensure that any new housing and/or housing extensions reflect the established vernacular of the area in terms of building styles and materials as defined in this document.
To ensure that the effectiveness of the surface water and sewage provisions are fit for purpose and are up-graded commensurate with any increase in demand.
To ensure that all new developments within Marton West are configured to optimise high speed fibre optic broadband connectivity.
To ensure that maintenance of the infrastructure i.e. roads, pavements and footpaths should be kept to a high standard.
Marton West Neighbourhood Plan
Equality Impact Assessment
In accordance with the themes of sustainability, one of the aims of this Neighbourhood Plan is to ensure that all residents of Marton West can live work and play in a community without any prejudice in terms of race, gender, sexual orientation, age, disability, ethnic origin or religion.To achieve and maintain this objective the Neighbourhood Plan will support those Plans and Policies that ensure that there is no adverse impact on equality for the residents of Marton West.
Habitats Regulations Assessment
This Neighbourhood Plan will encourage sympathetic management of the countryside and natural outdoor environment in and around Marton West to enhance the quality of the landscape, improve local biodiversity and provide other benefits to the community and quality of life.This encompasses all the small green areas within Marton West which encourage health and wellbeing of the inhabitants of this area.
Parks & Green Spaces
In the southerly section of the ward (Eagle Park) in Ethos & Character of the Area there are two small green spaces. (1) Bonny Grove Park which incorporates an excellent children’s play area, built with Lottery Funding plus some goal posts and open space.(2) Sudbury Pond, a farm pond which was in danger of drying up but has now been re-dredged with footpaths laid and a wildflower garden sown by its own Friends group. The Neighbourhood Plan will rigorously defend any attempt to develop these two areas which are Oases in the middle of housing estates.
North of Gunnergate Lane (Egerton Price Estate) Marton West incorporates a small area of Victorian landscaping including a lake, waterfall and woodland called Fairy Dell.It is managed by its own Friends group.This area is known for its medieval history, natural habitat and beauty and has won many awards from Northumbria in Bloom and the Green Flag.Once again this must be exempt from any development.
MW2: Parks & Green Spaces
Development will not be permitted which would have an adverse effect on the use, management, amenity or enjoyment of Bonny Grove Park, Sudbury Pond and that part of Fairy Dell which falls within Marton West. Opportunities to enhance their public accessibility and continued maintenance as valued local facilities will be supported. Such improvements may include:
a) new footpaths and their maintenance regular maintenance to cut back over abundance of shrubs and trees in Bonny Grove Park
b) regular maintenance of Sudbury Pond to make sure it does not get overgrown
c) tree planting policy for Sudbury Pond
d) maintenance and de-silting of Fairy Dell Lake to acceptable standards
e) regular maintenance of footpaths in Fairy Dell
f) regular maintenance to cut back over-abundance of trees and shrubs in Fairy Dell and to run parallel with a tree planting policy for Fairy Dell
The allocated site requirement for Marton West in the Middlesbrough Local Plan is for 50 houses over the planned period.It is recognised that Marton West should support limited growth in order to remain vibrant. To meet local needs for housing and community facilities, providing that the growth is sustainable in accordance with the NPPF paragraphs 7 -10 and that the Ethos and Character of the area are maintained.
Any new development will lead to increased surface water run-off and therefore all new developments are encouraged to incorporate surface water mitigation techniques into their design.
All development should avoid putting any additional pollution pressures on Marton West Beck.
MW3: Housing Allocations
To support the limited growth of Marton West, in accordance with the housing allocations as set-out in Middlesbrough Council’s adopted Housing Local Plan.
MW4: Small Unallocated Sites
Development proposals on small unallocated sites for residential use will be supported if they are judged appropriate in relation to the following criteria:
that the location, scale, density and pattern of the development is appropriate to the existing design characteristics within Marton West and the street scene;
the ability of the established infrastructure must meet increased demands likely to result from the development;
any proposal must have no effect on existing amenity open space;
have high standards of quality and design, access, parking and amenity space;
small unallocated sites must not impact on the already congested road infrastructure.
Site Assessment and Allocation of Site Policy
The individual site (Ford Riding School) assessment was based on local knowledge and the Middlesbrough Borough Council Strategic Land Housing Availability Assessment (SHLAA) which was deemed to be capable of accommodating 6 or more houses.Marton West recognises the need for more housing but would suggest that this site has at least 40% of the development built as bungalows. The section 106 agreement could be negotiable but the majority of the contribution should go towards local traffic calming measures within the vicinity and a donation to the upkeep of Bonny Grove Park, Sudbury Pond and Fairy Dell.
MW5: Land at the Ford Riding School – Brass Castle Lane
To support proposals for a high quality residential development at this site, and to seek a proportion of any developer contributions to go towards local traffic calming measures, and the enhancement of Bonny Grove Park and Sudbury Pond.
The Neighbourhood Plan will ensure that all new houses built in Marton West reflect the general theme expressed in building styles and materials used over many years.Where possible house height should be restricted to two storeys and only two dormer windows will be allowed.All development should be enhanced by landscaping and planting although existing trees and hedges should be preserved and incorporated at all costs.
The Neighbourhood Plan seeks to ensure that all extensions or modifications (subject to permitted development rights) to existing premises whether to increase their accommodation, provide extra facilities from out buildings, or add extra luxury to their living space, will continue to reflect the building style and materials that have presided over many years. It will ensure that additions to premises will reflect the style and vernacular of the original building and temper the proportional increase in the bulk of the building.The combined building of the original and the extension should not significantly change the form bulk and general design of the original building or harm its landscape character or setting.
The permitted increase in ground footprint of any extension should be not more than 50% of the original building and should be sympathetic to the original building. It is also important that any changes do not detract from surrounding properties in style and materials.
MW6: Built Environment
Extensions and other residential modifications should reflect the scale, detailing and materials of the parent building. Proposals should also:
not detract from the character of the property itself, or with neighbouring properties;
not cause significant harm to the amenities of nearby properties through overlooking, and/or overshadowing;
respect the existing building, both in detailing and character in the design of conservatories or sunrooms;
stagger or set back the extension to avoid lineation or a terracing effect so that it sits sub-servient to the host property;
avoid flat roofs for extensions and consider hipped roofs to soften the effect on the skyline and minimise the effect of visual terracing and loss of light;
use matching bricks, render or appropriate materials for extensions;
in the case of dormers, be set below the ridge line, do not dominate or overtake the roofscape, be pitched, and be set back from the eaves line by an appropriate dimension sufficient to achieve a subordinate appearance, no more than two dormer windows per dwelling. Velux windows should be used as a preference.
keep street furniture to a high standard and
advertising boards should not be allowed on footpaths, as this causes problems for partially sighted and disabled residents and also for parents with buggies.
In respect of design, all new development in Marton West will:
reflect and enhance the character of the area in terms of its scale, massing, proportion, form and materials;
be similar in scale and proportion to existing buildings and will have a garden that is similar in size and sits comfortably with the gardens of adjacent properties;
if it faces a street or is visible from a street reflect the rhythm, scale and proportion of the street scene; and,
be resisted if it would have an overbearing or a detrimental impact on the privacy and amenity of proposed or existing properties.
Backland development comprises development to the rear of existing houses, usually in large back gardens or open space used, for example, as vegetable plots or for vehicle parking.It is however, considered that through successive developments the character of an area, like Marton West, can be radically altered and may eventually result in cramped forms of development which greatly reduce the outlook and landscape amenity currently afforded to existing dwellings. The insertion of narrow or awkward access drives to serve land to the rear can greatly disrupt a street scene or affect adjoining properties through noise or visual intrusion of traffic movements.
Where there is sufficient land to provide development to the rear of properties care should be taken in the design and layout to avoid any overlooking of existing properties or their gardens.‘Tandem’ development, involving the placing of one dwelling immediately behind another and sharing the same drive, will not be acceptable.
MW8: Backland Development
Backland development will only be permitted where:
it incorporates separate and satisfactory access and parking provision;
the amenity of the new and surrounding properties and land is safeguarded;
open space is retained in each curtilage commensurate with the size of each dwelling and the character of the area;
the development reflects the scale and character of the surrounding area;
garden grabbing will be resisted.
Tandem development will not be permitted.
To support the maintenance of existing public transport services for those residents who do not drive or have a car.
Most journeys by residents of Marton West area are made by either private car or public transport, mainly buses. As there is a need to encourage more journeys by sustainable public transport, it is important that a reliable and regular service is provided. This is especially important for those older residents of Marton West who rely on public transport.
MW9: Public Transport
To support, where appropriate, initiatives by relevant public transport operators that are brought forward to maintain and enhance existing public transport provision, within the area.
Cars littering residential areas can have a negative impact on the local environment, and create problems for residents accessing or egressing their drives. In addition, those residents living adjacent to Lingfield Primary School are blighted by inconsiderate and sometimes dangerous parking.
Vehicles should be parked off road where ever possible.
a) support will be given to measures that promote off-street parking in areas where on-street parking is detrimental to highway safety.
b) development that does not provide for adequate off street parking should be refused.
Protecting the Environment
Marton West has limited amounts of green space. The existing areas of green space which add to the character of the area and which contribute to local public amenity and leisure are as important to its residents, as the buildings which surround it.
MW11: Green Space
Applications which result in the loss of green space, mature trees, and landscaping, which make a positive contribution to the character of the area, and local amenity will be resisted.
Marton West has only one school Lingfield Primary School.This school has always had a very good reputation and its pupil intake is at capacity.There is however, an issue of on-street parking particularly when parents drop-off and pick-up their children to and from school.This has a major impact on adjacent residents due to the level of traffic. At times residents cannot enter and exit drives because of this inconsiderate parking.
MW12: Lingfield Primary School Parking
To support through developer contributions, road calming and parking measures, which seek to ease traffic congestion around Lingfield Primary School. The road infrastructure surrounding the school cannot accommodate any further traffic at school times.