Emerging Scheme Proposals

The emerging scheme proposals can be summarised as follows:


  • A 1.32km relief road running between the A659 (Pool Road) and the A660 (Leeds Road);

  • Approx. 550 new houses (including a percentage of affordable houses) comprising a mix of unit sizes and types;

  • Older person housing/ Independent living accommodation;

  • 5 hectares of employment land;

  • A new two-form entry primary school;

  • Public Open Space;

  • The relocation of the existing sports pitches within the north east corner of the site;

  • Associated landscaping;

  • Diversion of existing public right of way;

  • Removal (and subsequent replacement) of a number of protected trees and planting of new trees;

  • Creation of new/ improved pedestrian and cycle linkages with the surrounding area;

  • Provision for surface water drainage, foul drainage, communication infrastructure, internal roads and associated car parking.

** A hybrid planning application will be submitted to Leeds City Council seeking full detailed planning permission for the relief road, the first phase of residential development, the relocation of the sports pitches, landscaping and open space and outline planning permission for the balance of the allocation. 

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Indicative Masterplan - Click on the image to enlarge

Relief Road

Traffic congestion has been a long-term issue for Otley town. Over the years Otley town centre has become dominated by queuing cars at the Kirkgate/ Westgate Junction and on the surrounding streets. Not only do these cars create adverse air quality conditions, they also limit the potential of the town to support new development, which in turn stifles long-term economic growth opportunities.


Noting the problems associated with traffic congestion within the town, Leeds City Council, through its Unitary Development Plan, identified a policy to re-route a substantial amount of through traffic via a new relief road on the outer eastern edge of the town. It was envisaged that this relief road would be delivered as part of a larger mixed-use scheme comprising of housing, employment land, a new school and public open space.


This objective has sat dormant for almost 20 years, unable to achieve sufficient funding and subject to concerns on viability. The wait is now over and the new relief road (and its supporting mixed-use scheme) has finally arrived in the form of the forthcoming planning application for Otley East.


Summary of Proposed Relief Road Design

The design of the proposed relief road can be summarised as follows:


  • A new 1.32km highway will be created between the A659 (Pool Road) to the north of the site and the A660 (Leeds Road) to the south of the site.

  • The relief road will include:

    • Four new junctions: 

      • Junction A (Pool Road) will be a new roundabout; 

      • Junction B will be a new roundabout; 

      • Junction C will be a new roundabout; and 

      • Junction D (Leeds Road) will see the addition of a new arm to the existing roundabout on the Leeds Road;

    • A number of new access points will also be created along the northern length of the relief road to provide local access for existing commercial & residential properties and recreational users to the east and west of the Application Site;

    • Dedicated landscaping, pedestrian and cycleways will be provided along the length of the relief road.

  • The relief road will have a maximum speed limit of 30 mph.

  • All vehicular access to the site will be provided via the relief road. There will be no vehicular access to the site from existing neighbouring residential streets, with all spine roads terminating internally within the site. 

Indicative Relief Road Layout

Indicative Relief Road Layout - Click on the image to zoom in

Cross Section of the Proposed Relief Road

Cross Section of the Proposed Relief Road

Cross Section of the Proposed Relief Road

Cross Section of the Proposed Relief Road

Click on the images above to zoom in


In June 2019, the Council was successful in securing a grant allocation of £6.3m through the government’s Housing Infrastructure Fund (HIF) to contribute to the costs of the design, planning and delivery of the EORR.  In May 2019, the Director of City Development approved an injection of the £2.3m sum into the Capital Programme to bring the design of EORR forward with the wider allocation as an application for planning permission.

Construction Programme

Construction on the relief road is programmed to commence in Winter 2021 and is expected to take approximately 24 months

Junction A
(Pool Road)

  • New roundabout added (includes provision for exisitng agricultural and sports users)

Junction A (Pool Road)

Junction B

  • New roundabout

  • A new access point to existing commercial property to the west and the relocated sports pitches to the east provided

Junction B

Junction C (internal)

  • New roundabout

  • New access to the existing residential and commercial properties to the east provided.

Junction C (internal)

Junction D (Leeds Road)

  • New arm added to the existing roundabout.

Junction D (Leeds Road)

Residential Character Areas

The houses will be laid out in a series of ‘residential character-areas’. These residential character areas will comprise a complementary mix of traditional and contemporary building styles and design. They will both reference the more traditional building styles evident throughout the established built form in Otley as well as incorporate new and innovative design styles suitable to reinforcing the site’s position as the eastern gateway to Otley.


Collectively, these design styles will seek to create a series of attractive, high quality and sustainable residential character areas which create a distinct sense of place and identity for future residents.


Summary of Proposed Character Areas

Each residential character area will be built around the premise of creating places that:


  • Are accessible, safe, diverse and provide a variety of housing choice;

  • Accommodate people of all ages, abilities and cultures;

  • Are engaging, enjoyable and comfortable to be in and to move around in;

  • Are centred around safe, attractive and accessible public open spaces;

  • Allow informal surveillance of surrounding streets;

  • Include adequate car parking, landscaping and utility provision;

  • Include a sustainable mix of house types, capable of catering for a variety of residential needs and capable of being adapted to meet the future changing needs of its residents;

  • Where possible, these areas will incorporate innovative design techniques that are resilient to the consequences of climate change;

  • Incorporate areas of new planting, which will in turn help towards achieving Leeds City Council’s climate change objectives;

  • Incorporate new and improved linkages to the surrounding residential areas to the north, west and south of the site and the wider open countryside to the east.

The following are indicative streetscenes showing examples of the house types and linear public open spaces, footpaths and cyclesways that could be delivered within the residential character areas of the site. 


Click on the image to magnify


Click on the image to magnify

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Lightfoot-Street Scene copy.JPG

Indicative Streetscences    


Other Land Uses

As noted above, the application will also include the relocation of the existing sports pitches within the north eastern corner of the Application Site, provision of a new two-form entry primary school and 5 hectares of employment land.


The existing Otley Union Rugby Club pitches within the north-eastern corner of the Application Site will be effected by the alignment of the new relief road and the pitches will be relocated with an access to these relocated pitches provided via the new relief road.


A new primary school will be constructed within the north-western corner of the Application Site, just south of East Busk Lane. The design of this school, including detailed considerations of access and parking, will be subject to a separate reserved matters application.


Vehicular access to the school will be via the new relief road (and internal distributor spine road) with focus on pedestrian and cycle connectivity linking to existing and proposed residential areas. 


The application also includes provision for 5 hectares of employment land. Like the school, the design of this area will be part of a separate reserved matters application(s) but will include provision for a mix of employment uses such as Class E (g)(ii)(iii), B2, B8 etc.

Indicative Location of Employment, Educational and Recreational Land Uses

Indicative Location of Employment, Educational and Recreational Land Uses - Click on the image to enlarge

Green Infrastructure

"A network of multi-functional green space, urban and rural, which is capable of delivering a wide range of environmental and quality of life benefits for local communities” (National Planning Policy Framework, 2019)

One of the key objectives of the proposed masterplan is to create a high-quality network of green infrastructure across the site. This green infrastructure will be provided through a combination of parks, open spaces, trees, links to existing sports pitches, woodland walks, wildlife corridors, sustainable drainage systems, private gardens etc.

Aim of the Green Infrastructure

  • To encourage people to become more active, and in turn help boost their physical and mental health;

  • To reduce water run off during flooding;

  • To improve air quality;

  • To accommodate sustainable urban drainage and carbon storage;

  • To increase the quality and accessibility of the existing public rights of way and cycle networks through the Application Site;

Indicative Location of Green Infrastructure

Indicative Location of Green Infrastructure - Click on the image to zoom in


Benefits of the Emerging Scheme Proposals

Noting the Local Plan’s ambitious objectives for this site, the Otley East Consortium appointed a team of urban planners and master planners to create a mixed-use scheme that not only delivered each of these objectives, but in many instances, surpassed these objectives to create a high-quality scheme which reinforces Otley’s position as one of the most attractive locations to live, work, play and visit within the north of Leeds.  


The result is a mixed-use scheme that will:


  • Remove a significant amount of the through traffic that currently passes through the centre of the town and subsequently improving people’s town centre experience;

  • Improve housing choice and housing availability within Otley Town;

  • Improve the quality and quantity of commercial floorspace available within Otley Town, ensuring it remains an attractive and competitive location for employers;

  • Create a more robust and defensible edge with the existing Green Belt;

  • Deliver a new purpose-built primary school and much-needed primary school places;

  • Deliver unrivalled market and affordable housing which reflects the established built form character of Otley and creates a new and unique sense of identity for future residents of the scheme:

  • Support the ongoing use of part of this land by local sporting clubs;

  • Assist Leeds City Council in meeting its climate change targets through the adoption of the latest low carbon technologies;

  • Deliver substantial tree-planting opportunities within the site and the potential consideration of off-site tree planting:

  • Create an attractive place within which to live, work, walk through and enjoy; and

  • Reference the objectives of the Otley Neighbourhood Plan.


Overall Project Timeline

Virtual Community Engagement

(January 2021)

Consultation Feedback Analysed/ Plans Finalised

(February 2021)

Submission of Hybrid Planning Application

(late February 2021)

Determination of Hybrid Planning Application

 (Summer/Autumn 2021)

Works Commence on Road

(Winter 2021)

Works Complete on Site

(Spring/ Summer 2028)