30 September 2019 16:28 To: Local Plan Subject: Doncaster

From: Carter Jonas Consultants on behalf of KCS Developments Ltd Sent: 30 September 2019 16:28 To: Local Plan Subject: Doncaster Publication Draft Local Plan - Representation on behalf of KCS Developments Ltd - Land to west of Ings Lane, Skellow One of two

One of two emails.

Please find attached representation on behalf of KCS Developments Ltd for the removal of land from the Green Belt and allocation for housing to the west of Ings Lane, Skellow. To support these proposals the following are included with this representation:

 Appendix 1 SK01A Site Layout Plan  Appendix 2 SK03 Site Plan A number of separate technical papers are also submitted for information:

 Site Promotion Document (Carter Jonas) (Second Email)  Heritage Impact Assessment (Prospect Archaeology) (Second Email)  Access Appraisal (Optima Highways)  Coal Authority Report A copy of the representation form is also included (Second Email).

We would be grateful for a formal acknowledgement of receipt and look forward to working with the Council to bring these proposals forward.

Paul Leeming MRTPI

Associate, Partner

First Floor, 9 Bond Court , Leeds , LS1 2JZ

From: Carter Jonas Consultants on behalf of KCS Developments Ltd Sent: 30 September 2019 16:29 To: Local Plan Subject: FW: Doncaster Publication Draft Local Plan - Representation on behalf of KCS Developments Ltd - Land to west of Ings Lane, Skellow DN6 8JL Two of two

Second of two emails.

 Appendix 1 SK01A Site Layout Plan (First Email)  Appendix 2 SK03 Site Plan (First Email) A number of separate technical papers are also submitted for information:

 Site Promotion Document (Carter Jonas)  Heritage Impact Assessment (Prospect Archaeology)  Access Appraisal (Optima Highways) (First Email)  Coal Authority Report (First Email) A copy of the representation form is also included.

We would be grateful for a formal acknowledgement of receipt and look forward to working with the Council to bring these proposals forward.

Paul Leeming MRTPI

Associate, Partner

First Floor, 9 Bond Court , Leeds , LS1 2JZ

Ref: Doncaster

Local Plan

Publication Draft 2019 (For Official Use Only)

COMMENTS (REPRESENTATION) FORM

Please respond by 6pm Monday 30 September 2019.

The Council considers the Local Plan is ready for examination. It is formally “publishing” the Plan to invite comments on whether you agree it meets certain tests a Government appointed independent Inspector will use to examine the Plan (see Guidance Notes overleaf). That is why it is important you use this form. It may appear technical but the structure is how the Inspector will consider comments. Using the form also allows you to register interest in taking part in the examination. All comments received will be sent to the Inspector when the plan is “submitted” for examination.

Please email your completed form to us at

If you can’t use email, hard copies can be sent to: Planning Policy & Environment Team, Doncaster Council, Civic Office, Doncaster, DN1 3BU.

All of the Publication documents (including this form) are available at: www.doncaster.gov.uk/localplan

This form has two parts: Part A – Personal Details and Part B – Your Comments (referred to as representations) Part A

Please complete in full. Please see the Privacy Statement at end of form.

1. Personal Details 2. Agent’s Details (if applicable) Title

First Name Paul

Last Name Leeming Organisation KCS Developments Ltd Carter Jonas LLP (where relevant) Address – line 1 First Floor

Address – line 2 9 Bond Court

Address – line 3 Leeds

Postcode LS1 2JZ

E-mail Address

Telephone Number

Guidance Notes (Please read before completing form)

What can I make comments on?

You can comment (make representations) on any part of the Doncaster Local Plan Publication Version and its supporting documents. These include: Sustainability Appraisal, Habitat Regulations Assessment, Topic Papers and other supporting technical (evidence base) documents. The full list of documents is available at: www.doncaster.gov.uk/localplan. However, this stage is really for you to say whether you think the plan is legally compliant and ‘sound’ (see below ).

Do I have to use the response form?

Yes please. This is because further changes to the plan are for a Planning Inspector to consider during an Examination in Public and providing responses in a consistent format is important. For this reason, all responses should use this response form.

You can attach additional evidence to support your case – but please ensure it is clearly referenced and succinct. The Inspector will decide if further additional evidence is required before or during the Public Examination.

For the inspector to consider your comments, you must provide your name and address with your response. Additional response forms are available online at www.doncaster.gov.uk/localplan

Can I submit representations on behalf of a group or neighbourhood?

Yes you can. Where there are groups who share a common view on how they wish to see the plan modified, it would be helpful for that group to send a single form that represents that view. In such cases the group should indicate how many people it is representing including a list of their names and addresses, and how the representation was agreed e.g. via a parish council/action group meeting, signing a petition, etc. It should still be submitted on this standard form with the information attached.

Question 3 (below) – What does ‘legally compliant’ mean?

Legally compliant means asking whether or not the plan has been prepared in line with statutory regulations, the duty to cooperate and legal procedural requirements such as the Sustainability Appraisal (SA). Details of how the plan has been prepared are set out in the published Consultation Statements and the Duty to Cooperate Statement, which can be found at: www.doncaster.gov.uk/localplan

Questions 4/5 (below) – What does ‘soundness’ mean?

Soundness means asking whether or not it is ‘fit for purpose’ and ‘showing good judgement’. The Inspector will explore and investigate the plan against the National Planning Policy Framework’s four ‘tests of soundness’1. These are:

 Positively prepared - the Plan should be prepared so it meets Doncaster's objectively assessed needs for housing and other development, including infrastructure and business development.

 Justified – the Plan should be based on evidence, and be an appropriate strategy for the Borough when considered against other reasonable alternatives.

 Effective – the Plan should be deliverable and based on effective joint-working on cross-local authority boundary matters as evidenced in a Statement of Common Ground.

 Consistent with national policy – the plan should enable sustainable development and be consistent with the Government's National Planning Policy Framework (NPPF).

Question 8 (below) – Do I need to attend the Public Examination?

You can present your representation at a hearing session during the Public Examination but you should note that Inspectors do not give more weight to issues presented in person than written evidence. The Inspector will use his/her own discretion to decide who should participate at the Public Examination. All examination hearings will be open to the public.

1 Paragraph 35 of Framework: https://www.gov.uk/guidance/national-planning-policy-framework/3-plan-making

Part B

Please complete this Part to make your comments. After this Publication stage, further submissions will only be at the request of the Inspector, based on the matters and issues she/he identifies for examination.

If after reading the Guidance Notes you don’t know how to answer these questions, please contact us at: or

Name / Organisation Name:

KCS Developments Ltd

1. To which document does your response relate? (Please tick all that apply)

Doncaster Local Plan Publication Draft ☒ Policies Map ☒ Sustainability Appraisal ☐ Habitats Regulations Assessment ☐ Topic Paper? If so, which one(s): ☐ Other Document(s)? If so, which one(s): ☐

2. To which part(s) of the document / map does your response relate?

Page No.: Paragraph: Policy Ref.: Policies 1, 2, 3, 6, 29, 67 Site Ref.: Policies Map: Skellow Carcroft

3. Do you consider the Local Plan is Legally compliant (including with the Duty to Cooperate)? No ☐ Yes ☒

4. Do you consider the Local Plan is Sound? No ☒ Yes ☐ (If yes, go to Question 6)

5. If you consider the Local Plan is NOT SOUND, is this because it is NOT: (Please tick all that apply)

Positively prepared ☒ Justified ☒

Effective ☒ Consistent with National Policy ☒

6. Please give reasons for your answers to Questions 3, 4 and 5 where applicable. If you believe the Doncaster Local Plan is not legally compliant and/or not sound please provide all the information, evidence and supporting information necessary to justify your comments.

Please also use this box if you wish to comment on any of the documents you marked in Question 1 above.

You can attach additional information but please make sure it is securely attached and clearly referenced.

Please see attached correspondence, promotional and technical reports:

Doncaster Council should be congratulated for progressing the Local Plan. We do raise concerns however, that the slippage in progress may have unintended consequences of the need to introduce further changes for example an extension to the Plan period to ensure consistency with national policy, of a minimum 15 year period from adoption. We have raised concerns regarding the housing requirement identified and the disjoint with the economic development policies. In blunt terms a failure to adequately address local housing needs will act as brake upon economic growth aspirations. We have suggested that the housing requirement be increase accordingly, and stated as a minimum. With regards delivering growth it is welcomed that the Council recognise that exceptional circumstances have been demonstrated requiring the release of land from the Green Belt. In doing so however, we have concerns regarding the approach to the settlement of Carcroft-Skellow. It is our view that the spatial strategy fails to meet the basic requirement for the settlement. It is welcomed the Council recognise the need to review the Green Belt boundary around the town and allocate land. However, it is considered that the main site off Crabtree Lane, may not deliver the number of dwellings proposed across the Local Plan. Furthermore the Council has identified a reserve site which is carried forward from the UDP. That site off Owston Road Carcroft is identified within a flood risk zone (a matter which has not been addressed through the plan making process). Furthermore given that that particular site has been allocated for some 20 years it is questioned whether it is deliverable. In these circumstances we suggest that land to the west of Ings Lane, Skellow is removed from the Green Belt and allocated for the delivery of up to 80 dwellings in the early part of the Plan period. A Promotion Document has been prepared by Carter Jonas which has been submitted to the Council previously, but is contained as part of this representation along with a number of other technical and environmental studies.

7. What change is necessary to make the Doncaster Local Plan legally compliant and/or sound? Please set out what change(s) you consider necessary to make the Doncaster Local Plan legally compliant or sound – based particularly on how you answered Question 6 relating to the tests of soundness. You need to say why the change(s) will make the plan legally compliant or sound. It will also be helpful if you put forward your suggested revised wording of any policy or piece of text. Please be as precise as possible.

(If you are suggesting that the Plan is both legally compliant and sound – please go to Question 9).

See attached correspondence

8. If your representation is seeking a change, do you consider it necessary to participate at the hearing sessions of the Public Examination? (tick one box only)

No, I do not wish to participate at the examination. I ☐ ☒ Yes, I wish to appear at would like my representation to be dealt with by the Examination. written representation.

If you have selected No, your representation(s) will still be considered by the independent Planning Inspector by way of written representations.

9. If you wish to participate at the hearing sessions, please outline why you feel this is necessary:

The matters raised in our representation go to the heart of the Local Plan. It is considered that attendance at the relevant hearing sessions will allow further comment to be made where appropriate.

Please note: the Inspector will determine the most appropriate way to hear those who wanted to participate at the hearing session.

Date Your 27/09/2019 Signature

Please send your completed form, by no later than 6pm on 30th September 2019, to:  Planning Policy & Environment Team, Doncaster Council, Civic Office, Doncaster DN1 3BU  or email:

Electronic copies of this form are available to download at www.doncaster.gov.uk/localplan

Privacy Notice The Council is committed to meeting its data protection obligations and handling your information securely. You should make sure you read and understand the Planning Services privacy notice (see link below), which sets out what you need to know about how Doncaster Council will use your information in the course of our work as a Local Planning Authority. http://www.doncaster.gov.uk/services/the-council-democracy/planning-service-privacy-notice. Hard copies are available on request from:

The Council reserves the right not to publish or take into account any representations which are openly offensive or defamatory.

First Floor 9 Bond Court Leeds LS1 2JZ Principal Local Plan Delivery Officer T: Floor Four F: Civic Office Waterdale Your ref: Skellow Rep Doncaster Our ref: 5394616v1 DN1 3BU

Email Only

30th September 2019

Dear Jonathan,

DONCASTER PUBLICATION DRAFT LOCAL PLAN CONSULTATION, AUGUST AND SEPTEMBER 2019 - LAND WEST OF INGS LANE, SKELLOW, DN6 8JL

Further to email correspondence, Carter Jonas LLP is instructed by our client, KCS Developments Ltd, to submit representation to the Doncaster Publication Draft Local Plan (the DLP) regarding the development strategy for the settlement of Carcroft-Skellow, in particular the delivery of housing growth over the Plan period.

A Site Promotional Document was issued to the Council in April 2019 identifying the site specific matters, availability and suitability of the land in question to the West of Ings Lane, Skellow, in particular the ability to deliver up to 80 dwellings, in close proximity to the village centre. A copy of that document is attached to this representation along with other technical and environmental reports as listed in the text below.

Since the preparation of those documents further work has been undertaken with respect to flood risk and this representation sets out the consequences of that additional work and how it ties with the Local Plan strategy.

To inform this representation two plans are attached as Appendices

 Appendix 1 SK01A Site Layout Plan  Appendix 2 SK03 Site Plan

A number of separate technical papers are also submitted for information:

 Site Promotion Document (Carter Jonas)  Access Appraisal (Optima Highways)  Heritage Impact Assessment (Prospect Archaeology)  Coal Authority Report

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Progress of the Local Plan

Doncaster Council published a revised Local Development Scheme (LDS) which suggests that a draft version of the Plan would be submitted in Late Autumn 2019 with the Inspector’s Report in Spring 2020 following an Examination in Public. On balance we consider that the timescale set out in that document is optimistic, and the Council should anticipate that the adoption may be delayed into 2021.

Soundness

Given the stage of progress of the DLP, Paragraph 35 of the Framework requires Plans submitted for examination to be prepared in accordance with legal and procedural requirements and meet the four tests of ‘soundness’ for Local Plans to be:  Positively prepared;  Justified;  Effective; and  Consistent with National Policy. Plan Period

Consultation on the Local Plan during October 2018 suggested the plan period would comprise 2015 to 2032, a seventeen year plan period. The current draft plan suggests an extension of the plan period for the period 2015 to 2035, it is welcomed that the Council has moved the Plan period forward as this acknowledges the particular issue we raise. Nevertheless, such an approach is unsound as it is not consistent with policies in the Framework and is not planning positively.

To address this point, we consider that the Council should review the plan period bearing in mind the requirements of with paragraph 22 of the Framework which requires that “strategic policies should look ahead over a minimum period of 15 years from adoption”. This requirement is set out in the Framework specifically to identify and respond to long term development requirements and opportunities (in particular improvements to infrastructure). A similar consideration also applies where a review of the Green Belt is required, as is the case to deliver the Doncaster Local Plan. The Framework suggests at paragraph 139 that longer term requirements should be identified for beyond the plan period in the form of safeguarded land.

In light of our comments on the LDS above, we consider that the Council should extend the plan period to 2037 to take into account the Framework requirements and as a prudent approach should there be further slippage to the progress of the DLP.

Policy 1: Presumption in Favour of Sustainable Development (Strategic Policy)

We welcome and support Policy 1. It is considered to be integral to ensuring that the growth of the Borough is sustainable and improves the economic, social and environmental conditions of the area.

Policy 2: Spatial Strategy and Settlement Hierarchy (Strategic Policy)

Policy 2 is also welcomed and aligns with the settlement hierarchy for the Borough and the presumption in favour of sustainable development. The inclusion of Skellow as one of 10 Service Towns and Villages is welcomed with the expectation that this tier of the hierarchy will accommodate some 10% of the District’s housing needs. As an observation it would be appropriate for the Local Plan to maintain consistency, as in certain sections of the document it refers to this tier as “Larger” Villages.

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Within the policy it suggests that new development (allocations) will be distributed on a pro-rata basis to the most sustainable locations taking a sequential approach to flood risk. Such an approach is supported where the flood zones are accurately recorded and up–to-date. We return to this issue in relation to Skellow later in this representation.

Policy 3: Level and Distribution of Growth (Strategic Policy)

As a strategic policy the wording is split into two parts - identifying the District wide development needs followed by an indication of the distribution of development across the each tier of the settlement hierarchy along with the identification of a quantum for each defined settlement.

Policy Preamble

For housing the policy seeks to deliver 18,400 dwellings for the period 2015 to 2035, based on a need of 920 dwellings per annum. In the first instance, we would suggest that the policy should be set out to be similar in vein to the employment policy to suggest a level of provision. As currently stated the requirement seems to suggest that this is a target (maximum) rather than a starting point. To address this, we would suggest the policy wording starts:

“at least **** new homes”.

Also in line with our comments above regarding the plan period we would suggest the plan period is phrased as:

“2015 – 2037”.

Furthermore it is not clear how the housing and allocation proposals take into consideration non- delivery, where sites do not come forward, or do not deliver the quantum of housing anticipated through the indicative yields set out in the individual allocations. Officers at the Council may wish to have regard to recent events in Kirklees where a number of allocated sites are not delivering the housing numbers indicated in the adopted Local Plan; particularly once detailed site investigations have been carried out in support of formal planning applications.

To reflect these matters the Local Plan Expert Group and the housebuilding industry (through the HBF et al) recommend, that when allocating sites, a buffer is built in amounting to an additional 20% over the identified housing requirement. It would be appropriate for this policy to reflect on this matter to set an appropriate policy hook for the draft housing allocations at Policy 6. Policy 3 could state that:

“Site allocations in Policy 6 will seek to identify a 20% buffer above the net housing requirement in order to achieve a level of flexibility over the plan period.”

Housing Requirement

Turning to the housing numbers we note the Council continues to identify a net housing requirement of 920 dwellings per annum (dpa) over the plan period 2015-2035. Paragraph 60 of the Framework states that ‘to determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning guidance – unless exceptional circumstances justify an alternative approach which also reflects current and future demographic trends and market signals’.

It is considered that the housing requirement is not consistent with the level of local housing need (LHN) using the Standard Methodology as set out in PPG. There is also a disjoint between the economic growth aspirations and the housing provisions in the Local Plan requirement. In effect the employment

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land requirement is expressed as a minimum whereas the housing requirement is a target; as a consequence limiting the housing numbers will act as a brake on the economic growth aspirations. Such as an approach does not represent positive planning, so is unsound:

Reflecting on the Standard Method, it should be noted that it identifies a minimum annual housing need figure, it does not produce a housing requirement figure. This requires consideration of a range of adjustment factors including annual average household growth, affordability and economic growth factors. Noting the comment above on Local Plan housing figures acting as a brake on economic growth the Government is committed to ensuring that more homes are built and supports ambitious authorities who want to plan for growth. The Standard Method provides a minimum starting point, and there may be circumstances where it is appropriate to consider whether the actual housing need is higher than the Standard Method indicates. PPG (ID: 2a-010) goes on to state that these circumstances can include growth strategies for the area; strategic infrastructure improvements; previous levels of delivery; or where previous assessments of need are significantly greater than the outcome from the Standard Method.

Doncaster Council commissioned Peter Brett Associates to produce the Economic Forecasts and Housing Needs Assessment 2018 which identifies a demographic starting point from the 2014-based household projections of 562dpa. If adjusted to match a “business as usual” job forecast would equate to 579dpa. However, to match the jobs growth aspiration of the Sheffield City Region it identifies a jobs- led housing need of 1,073dpa. Therefore, it is clearly apparent that there are circumstances identified that would require a housing figure significantly greater than the outcome of the Standard Method.

From the above we do not consider that the local housing need produced from the Standard Method would provide an appropriate housing requirement, it is evident that the actual housing requirement should be higher. Also it would not be appropriate to limit the housing requirement at the top end of the range either. We do not consider that this would be consistent with the Framework’s requirement to support the Government’s objective to boost the supply of homes.

Taking these matters into consideration we would suggest that the Local Plan should provide for a minimum net requirement of 1,100 dwellings per annum. This translates to a minimum requirement to 2037 of 24,200 dwellings; around 6,000 units more than the Publication draft Policy. Furthermore in considering the allocation of housing and mixed use sites we suggest that the Plan seeks to identify sufficient land for 29,400 dwellings, minus any supply from the years 2015 to 2019/20.

Turning to the second part of the Policy which distributes development across the settlement hierarchy, for the Service Towns and (Larger) Villages, the policy suggests these accommodate “about 10% of the Borough’s requirement”. We have no comment upon this as an indicative approach, but would suggest that the requirement for each settlement is not prescriptive as set out in the current policy wording. It is important that a strategy is put in place which provides a sufficient range of sites to provide enough sales outlets to enable delivery to be maintained at the required levels.

Carcroft-Skellow

Within the DLP the evidence base for Carcroft-Skellow identifies the town as one of the most sustainable settlements within this tier of the settlement hierarchy. We agree with this analysis. It follows therefore that any increase in the housing requirement or the need to identify buffer sites that first consideration is given to Carcroft-Skellow.

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Based on the analysis above we consider Service Towns and Villages should accommodate between 2,420 and 2,940 dwellings over the plan period. Accordingly the requirement for Carcroft-Skellow that the housing requirement is increased proportionately. When considered against the provisions of Policy 2 which allows for windfall development in and on the edge of the selected settlements this would provide a sound policy approach.

Policy 6: Housing Allocations (Strategic Policy)

It is important that the levels of development proposed for each settlement is informed by appropriate analysis of the deliverability and viability of the sites. It is no use continually promoting growth in locations if there is little or no prospect of them being brought forward.

Specific allocations for Carcroft and Skellow are referred to in a series of subsequent tables; Table H1(M) indicates housing allocations with planning permission (at 1st April 2018); Table H2(N) identifies Housing Allocations without planning permission (at 1st April 2018); and Table H3 (E) identifies reserve development sites. The tables themselves are contained in Chapter 16. Chapter 16 paragraphs 16.195 to 16.205 set out the settlement specific approach to Carcroft-Skellow.

Within the explanatory text (para 16.195) it suggests that Carcroft-Skellow is the largest settlement in the Service Towns and Villages tier of the settlement hierarchy, with a good level of services and access to services in Adwick Woodlands. Paragraph 16.197 acknowledges the settlement is tightly bound by Green Belt and extensive areas are also covered by flood zone.

Over the Plan period, paragraphs 16.198 and 199 explain the settlement function and role of Carcroft Skellow identifying the housing requirement (of 250 units) over the Plan period to meet its baseline (local needs) requirement of 16 units per year. Our comments on the housing requirement (Policy 3) are highlighted above suggesting an increase over the Plan period along with a settlement specific figure (in a range) for Carcroft-Skellow.

As justified at paragraph 16.198 the approach to Carcroft-Skellow would appear fundamentally unsound, as it does not represent “positive planning”. If one accepts the 16 dwellings per year as a minimum, this would suggest that over the 20 year plan period as set out in the Publication DLP a minimum requirement of 320 dwellings. If as we suggest the Plan period is extended by two years to accord with the Framework there would be a minimum requirement of 352 dwellings. Furthermore as we explain the housing requirement should increase along with the inclusion of a 20% buffer for non delivery. This would suggest a minimum requirement for Carcroft-Skellow of around 425 to 450 dwellings over the Plan period to be identified through site allocations.

Paragraphs 16.203 to 16.205 set out the approach to housing allocations in the settlement. Broadly we accept the approach outlined in the DLP that in the absence of opportunities within the defined urban area exceptional circumstances are demonstrated such that it is necessary to review the Green Belt around the settlement and for land to be removed from the Green Belt. We suggest that land at Ings Lane falls into this category.

Existing supply [Table H1(M) at 01/04/2019] relates to a single commitment for 7no. dwellings at Suite Express House (Site Reference 1076). That being the case, we agree with the approach of the Council to allocate land to provide housing during the Plan period along with a reserve site to be brought forward should the main allocation not deliver at the appropriate rate.

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H2(N) Land at Crabgate Lane, Skellow

Paragraph 16.204 supplemented by Table H2(N) indicates the single site allocation (Sites 165 and 186) for land of Crabgate Lane. Totalling 15.1 hectares, the indicative capacity achieves 300 dwellings, assuming areas of lower density and/or buffer zones adjacent the A1(M) to mitigate concerns of noise generated by traffic. Being prudent, we would question the ability of the Crabgate Lane site to deliver the dwelling numbers as set out in Table H2(N). This states that the site will deliver 175 units over a five year period; i.e. 35 units per year. We would suggest that a delivery of 25 units per year is feasible, reflecting the yield for the following five year period. This would suggest that a number of the units will be delivered beyond the Plan period.

H3(E) Owston Road, Carcroft (Reserve Site)

A reserve development site is identified at Table H3(E) off Owston Road, Carcroft comprising 3.3has of land with an indicative capacity of 93 dwellings. Text at paragraph 16.205 indicates the suitability of this site is questionable given flood risk constraints. It states that the flood risk constraints have not been met through the planmaking stage, suggesting that these will be dealt with through any subsequent planning application. In our view it is an unsound consideration if it is not demonstrated that the site is suitable for a vulnerable use such as housing.

It is notable that the Owston Road site remains an allocation from the 2001 -16 Unitary Development Plan, marked on the Proposals Map and listed under saved Policy PH1 (Page114) as PH1 (3/15) Land at Owston Road, Carcroft extending to 3.4has to deliver 84 dwellings. It is clear from the Council’s Public Access that there has been little developer interest in the site. We would question therefore whether it is a suitable and deliverable site given that it has been identified as available for at least two decades.

In light of the above we have fundamental concerns with regard to the Settlement Strategy for Carcroft- Skellow, where the Council is seeking to not meet the demonstrable requirement set out in its own plan. In attempting to meet that suppressed requirement, it reasonable to state that one of the identified sites at Owston Road, Carcroft is not suitable or deliverable.

Land at Ings Lane, Skellow

To address this concern we recommend that the Council should identify more land including further releases from the Green Belt. We consider that land to the west of Ings Lane, Skellow is a suitable and deliverable site. The site proposed for removal from the Green Belt is identified at Appendix 1 with a gross site area of 4.2ha. The boundaries would follow well defined hedgerow features. At Appendix 2 is a drawing indicating how much land is proposed for housing at this stage, extending to 1.5has, with a yield of 51 dwellings. A further area of around 1.0ha is currently the subject of further discussion with the Environment Agency to agree that it is not at risk of flooding. In the present circumstances this additional area is submitted as potential reserve land (in effect, safeguarded) at this stage.

Details within the attached promotional document (which has been submitted to the Council previously) demonstrates how the larger site is available, suitable and achievable, capable of delivering around 75 dwellings (@30dph). This scale of development is considered proportionate to the village’s housing requirement. The site is in close proximity to the village centre and a level 100m walk to bus stops.

Currently, the land is laid to pasture, formed of overgrown grass with a mix of thick woodland and hedging that forms a protective border around the site. The entire site is gently sloping with no obvious

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technical hurdles, both Ings Lane to the east and South Farm Drive to the north-west directly adjoin the property and are adopted highways, a further Local Authority search has confirmed the site is not crossed by any Public Rights of Way.

Flood modelling carried out by JGP Group using 2018 Environment Agency data and a detailed topographical site survey has confirmed the entire site is located in Flood Zone 1, this is evidenced in a supporting map that highlights the difference in location between modelling from JGP and the Environment Agency when assessing the extent of Flood Zone 3. The Environment Agency’s flood mapping application is based on Ordnance Survey’s OS VectorMap, this data is to the nearest contour line, these are spread 10m apart and therefore EA mapping can only provide an indicative boundary, whereas JPG have modelled Environment Agency data with an up to date detailed site survey to deliver an accurate representation of flood risk on the site. Therefore we consider the Flood Zone 1 boundary using JGP Group’s analysis of 2018 EA data acceptable and further assessment of this data will be provided to assist the Council’s site selection methodology process for this site.

The site has very few limitations that would restrict development other than being washed over with a Green Belt designation. The Council has already accepted that there are exceptional circumstances for removing land from the Green Belt. As set out in the attached promotional document we consider that the site performs weakly in protecting the Green Belt as evidenced in the Stage 3 Green Belt Review by site 42, a comparative neighbouring site immediately to the west. Additionally, this site maintains the characteristics of the tightly drawn Green Belt surrounding Carcroft-Skellow far more so than the provisional housing allocations of sites 165 and 186 at Crab Green Lane to the west of the settlement. These two sites (also in the Green Belt) are provisionally accepted because they are not at risk of flooding, the site we are proposing is neither at risk of flooding, nor within close proximity to the A1 motorway, which may negatively impact residential amenity. Therefore, we reflect that this site is as appropriate, if not more so for residential development than other sites under deliberation.

To summarise, the site is immediately available and suitable for development with few restrictions. The Framework places a large emphasis on smaller sites that can deliver housing quickly and seeks to diversify the variety of housing within residential market areas. The removal of the Green Belt designation and inclusion of this site as a draft housing allocation conforms to the aspirations of the NPPF (2018) and creates a logical and efficient extension of the settlement.

In order to assist the Council in its consideration of this site, in addition to the Promotion Document, the following reports are also included with this representation submission:

 Access Appraisal (Optima Highways)  Heritage Impact Assessment (Prospect Archaeology)  Coal Authority Report

Within reason, further reports will be commissioned should they be required to facilitate the Council’s consideration of this proposal.

Policy 8: Delivering the necessary range of housing (Strategic Policy)

We are of the view that this strategic policy as presently drafted is not considered to be sound as it is not justified or consistent with national policy for the following reasons:

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Housing Mix

Whilst there is the need for a mix of house sizes, type, price and tenure and is generally supportive of providing a range and choice of homes to meet the needs and market demand in the local area. It is, however, important that any policy is workable and ensures that housing delivery will not be compromised or stalled due to overly prescriptive requirements or the need to provide significant amounts of additional evidence.

We recommend (along with others) that a flexible approach is taken regarding housing mix which recognises that needs and demand will vary from area to area and site to site; ensures that the scheme is viable; and provides an appropriate mix for the location.

It is also important to highlight the need for creating a housing market that will attract investors to Doncaster, and to provide an element of aspiration to ensure working people and families are retained within the area. To this end the Council should recognise that the latest Housing Need Assessment will only ever identify current deficits and reflects a snap-shot in time. Therefore, even the latest HNA may not reflect the position at the time of an application. It is important that there is greater flexibility within this policy to acknowledge that the mix can vary both geographically and over the plan period.

Affordable Housing

This policy requires housing sites of 15 or more homes in the Borough’s high value housing market areas to include 23% affordable homes and for 15% of affordable in other areas.

There is no dispute about the need for affordable housing within Doncaster and the need to address the affordable housing requirements of the borough. Provisions within the Framework are, however, clear that the derivation of affordable housing policies must not only take account of need but also viability. Paragraph 34 establishes the importance of viability to ensure that development identified in the Plan should not be subject to such scale of obligations and policy burden that their ability to be delivered might be threatened.

The Whole Plan Viability Testing (2019) report shows the issues of viability for a number of sites. It shows that schemes in the low value areas are not viable and will not be able to support the affordable housing requirement.

The Council should be mindful that it is unrealistic to negotiate every site on a one by one basis because the base-line aspiration of a policy or combination of policies is set too high as this will jeopardise future housing delivery. Therefore, site by site negotiations on these sites should occur occasionally rather than routinely.

Policy 29: Open Space Provision in New Developments

We consider this policy not to be sound as it is not justified or consistent with national policy.

This policy looks for residential developments to provide open space to address local green space needs and deficiencies. Overall, there is support for the drive towards incorporating additional green space within new communities on health and well-being grounds. However, developers should only be expected to provide for those facilities which are made necessary by the development proposed and not simply in order to make up for existing deficiencies in provision or provide benefits for the community at large. It should also be acknowledged that this may have a knock-on effect on housing density and the need for additional land to be allocated for new development.

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Policy 67: Development Viability (Strategic Policy)

This policy is not considered to be sound as it is not consistent with national policy. There may be some circumstances where this policy and the use of trigger points can be utilised to bring forward the delivery of homes. However, we have significant concerns around the implementation of this policy and how frequently it will be used. Simply put, the use of trigger points could add further burdens to any developer who will need to reproduce viability assessments at a potentially regular basis, going against Government initiatives which are looking to reduce the need for viability assessments. This policy causes unnecessary uncertainty and additional risk for developers, and that could become an impediment to the development process.

Conclusions

Doncaster Council should be congratulated for progressing the Local Plan to this stage. We do raise concerns however, that the slippage in progress may have unintended consequences for the need to introduce further changes. For example this may result in an extension to the Plan period to ensure consistency with national policy; i.e., a minimum 15 year plan period from the date of adoption.

We have raised concerns regarding the housing requirement identified and the disjoint with the economic development policies. In blunt terms a failure to adequately address local housing needs will act as brake upon economic growth aspirations. We have suggested that the housing requirement be increase accordingly, and stated as a minimum.

With regards delivering growth it is welcomed that the Council recognise that exceptional circumstances have been demonstrated requiring the release of land from the Green Belt. In doing so however, we have concerns regarding the approach to the settlement of Carcroft-Skellow as set out in this version of the Local Plan.

It is our view that the spatial strategy fails to meet the basic requirement for the settlement. It is welcomed the Council recognise the need to review the Green Belt boundary around the town and allocate land. However, it is considered that the main site off Crabtree Lane, may not deliver the number of dwellings proposed across the Local Plan. Furthermore the Council has identified a reserve site which is carried forward from the UDP. That site off Owston, Road Carcroft is identified within a flood risk zone (a matter which has not been addressed through the plan making process). Furthermore given that that particular site has been allocated for some 20 years it is questioned whether it is deliverable.

In these circumstances we suggest that land to the west of Ings Lane, Skellow is removed from the Green Belt in its entirety and allocated for the delivery of up to 51 dwellings in the early part of the Plan period. Layouts attached as Appendices 1 and 2 to this representation indicates how the site may come forward. Additionally a Promotion Document has been prepared by Carter Jonas which has been submitted to the Council previously, but is contained as part of this representation along with a number of other technical and environmental studies to assist the Council in the consideration of this additional sustainable site.

Further Engagement

We trust that the Council will find these comments useful as it continues to progress its Local Plan. We would welcome the opportunity to discuss the plan wide issue as well as matters relating specifically to the site off Ings Lane, Skellow.

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We would like to be kept informed of all forthcoming consultations upon the Local Plan and associated documents. Please use the contact details provided below for future correspondence.

Please do not hesitate to contact me should you have any queries. Yours faithfully,

Paul Leeming

Town Planner

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APPENDIX 1

EXTENT OF LAND FOR REMOVAL FROM GREEN BELT

(ELLIS HEALEY DRAWING 1853 SK01A SITE LAYOUT)

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All sitedi meosions shall be verified by theoo ntractor on site prior to work commencing

Do not scale from this drawing Only wor1< to written dimensions

This drawing is the property of Ellis Hec1l ey Architec ture and copyright is reseNed by them. The drawing is not to be copied or disclosed byo r toa ny unaulhorised persons without lheprio r written c:ooseot of E llis Healey Architecture

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Schedule of accomodation

□ 2 bed dwelling - 20no.

■ 3 bed dwelling - 18 no. ■ 4 bed dwelling - 13 no.

Total - Slno.

Site area - - 4.2 Ha

Layoui U!>dM,d (dpe)

Nett Developable area - 1.5 Ha

healey architecture SKETCH

PFIOPOSEDDEVELOPMENT LAND OFF INGS LANE SKELLOW DONCASTER

PROPOSEDSITE OPTION 1

1706 SK01A

OPE DATE JUNE 2019

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APPENDIX 2

AREA OF LAND TO BE ALLOCATED

(ELLLIS HEALEY DRAWING SK03)

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Al l si te di meosions shallbe verified by the oontractor on site prior to work commencing

Do not scale from this drawing Only wor1< to written dimensions

This drawing is the property of Ellis Hec1l ey Architec ture and copyright is reseNed by them. The drawing is not to be copied or disclosed byo r toa ny unaulhorised persons without lhe prior written cooseot of Ellis Healey Architecture

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healey architecture SKETCH

PFIOPOSEDDEVELOPMENT LAND OFFINGS LANE SKELLOW DONCASTER

PROPOSEDSITE ALLOCATIONPLAN

1706 SK03

OPE DATE SEPT 2019

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Skellow, Doncaster Proposed Residential Land Allocation Access Appraisal February 2019 (Rev 1)

Prepared on behalf of KCS Developments Ltd

Optima Highways and Transportation Consultancy Ltd Suite 1, 3rd Floor, Goodbard House, Infirmary Street, Leeds LS1 2JP Tel: www.optimahighways.com

Skellow, Doncaster

Quality Management

Skellow, Doncaster - Access Appraisal Project No: 19017 File reference O:\Skellow, Doncaster\TEXT\REPORTS\190221 Skellow, Doncaster Access Appraisal rev 1.docx Issue/revision Initial Issue Revision 1 Revision 2 Revision 3 Remarks Draft Final Date 20th February 2019 21st February 2019 Prepared by C Regan C Regan

Signature

Checked by M Whittaker M Whittaker

Signature

Authorised by M Whittaker M Whittaker

Signature

This document has been prepared for the exclusive use of the Client and unless otherwise agreed in writing by them or by Optima Highways and Transportation Ltd, no other party may use, make use of or rely on the contents of this document. This document cannot be assigned or transferred to any third party without the express written agreement of both Optima Highways and Transportation Ltd and the Client.

Access Appraisal KCS Developments Ltd Skellow, Doncaster

Contents

1. Introduction ...... 1 2. Existing Site Conditions ...... 2 3. Development Proposals & Access Appraisal ...... 10 4. Summary and Conclusions ...... 15 IMAGES Image 2.1 Indicative Site Boundary ...... 2 Image 2.2 Extract of Pedestrian Accessibility Plan ...... 4 Image 2.3 Extract of Cycle Accessibility Plan...... 6 Image 2.4 Extract of Bus Accessibility Plan ...... 7 Image 3.1 Personal Injury Accident Plot ...... 10 TABLES Table 2.1 Existing Bus Services – B1220 Skellow Road (westbound) ...... 8 Table 2.2 Existing Bus Services – B1220 Skellow Road (eastbound) ...... 8 Table 3.1 Personal Injury Accident Analysis – Severity ...... 10 Table 3.2 Personal Injury Accident Analysis – Severity by year ...... 11 Table 3.3 Personal Injury Accident Analysis – Lighting Conditions ...... 11 Table 3.4 Personal Injury Accident Analysis – Road Surface ...... 11 Table 3.5 Vehicle Speed Survey ...... 12 Table 3.6 TRICS Trip Rates - Residential ...... 13 Table 3.7 Traffic Generation - Residential ...... 13 FIGURES Figure 1 Site Location – Strategic Figure 2 Site Location – Local Figure 3 Pedestrian Accessibility Figure 4 Cycle Accessibility Figure 5 Bus Stop Accessibility

APPENDICES Appendix A Personal Injury Accident Data Appendix B Vehicle Speed Survey Data Appendix C Proposed Access Arrangements (Optima Drawing 19019/GA/01) Appendix D B1220 Skellow Road/Ings Lane Junction Visibility (Optima Drawing 19019/IN/01) Appendix E TRICs Output

Access Appraisal KCS Developments Ltd Skellow, Doncaster

1. Introduction

1.1.1 Optima Highways have been appointed by KCS Development Ltd to produce this Access Appraisal in support of the allocation of land to the west of Ings Lane within Skellow, Doncaster for residential purposes as part of the emerging Doncaster Metropolitan Borough Council (DMBC) Local Plan. 1.1.2 The Site has an area of some 2.5 hectares (6.5 acres) and has an estimated capacity of up to 80 dwellings. 1.1.3 This report focuses on assessing the Site’s potential for development in relation to the surrounding highway network as well as reviewing the potential Site access opportunities. 1.1.4 In arriving at our findings we have: • Undertaken a Site visit and obtained a photographic record; • Commissioned a topographical survey of the site and local highway network; • Observed the operation of the existing highway network; • Obtained details of personal injury accident data; • Undertaken a vehicle speed survey along the B1220 Skellow Road; and • Obtained highway adoption information for the local highway network. 1.1.5 The document structure is as follows: • Chapter 2 – describes the Site, existing transport conditions and sustainability; • Chapter 3 – defines the development proposals, access strategy and trip generation; and • Chapter 4 – summarises and concludes the report.

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2. Existing Site Conditions

2.1 LOCAL HIGHWAY NETWORK 2.1.1 The Site has an overall area of approximately 2.5 hectares (6.4 acres) and is located within Skellow, some 8.6km north west of Doncaster. 2.1.2 The Site in relation to the strategic and local transport networks is shown on Figures 1 and 2 respectively. The indicative Site boundary is shown on Figure 2 and an extract is provided within Image 2.1.

Image 2.1 Indicative Site Boundary

2.1.3 The Site has been used for agricultural purposes and is bound by residential properties and Skellow Social Club fronting the B1220 Skellow Road to the north, Ings Lane to the east and open fields to the south and west. 2.1.4 Ings Lane forms part of the adopted highway maintainable at public expense and forms a 175m frontage along the eastern boundary of the Site. Ings Lane is a cul-de-sac and provides access to a small cluster of residential dwellings served from Humber Close and Humber Court. Ings Lane runs on a north/south alignment from Skellow Road and varies in width between 5.4m and 6.0m with a footway along the eastern side measuring circa 1.8m in width. A footway is provided along

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the western flank of Ings Lane from Skellow Road for a distance of some 50m and terminates alongside the Social Club. 2.1.5 Skellow Road runs on an east/west alignment through the village of Skellow and has a carriageway width of circa 6.2m at the junction with Ings Lane. Footways are located along both sides measuring approximately 1.5m-2.0m in width. The road is lit and subject to a 30mph speed limit. 2.1.6 Ings Lane meets Skellow Road at a simple priority T junction. The junction is provided with dropped kerbs and tactile paving and Traffic Regulation Orders (TROs) in the form of double yellow lines preventing parking and waiting are provided within the junction bell mouth. The junction has been modified to incorporate build outs, which form car parking bays fronting the parade of shops to the east of the junction. 2.1.7 There are no public rights of way within or abutting the Site.

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2.2 SITE ACCESSIBILITY

Accessibility on Foot 2.2.1 Lit footways are provided along Ings Lane and Skellow Road, which provide access to the nearby bus stops and local shops and facilities within Skellow and Carcroft. Dropped kerbs and tactile paving is provided at the junction of Skellow Road/Ings Lane to accommodate west-east and south-north movements on foot. A zebra crossing is provided along Skellow Road between Ridgill Avenue and Beech Road. 2.2.2 The residential design guide “Manual for Streets” (MfS) advises that “walkable neighbourhoods are typically characterised by having a range of facilities within ten minutes (up to about 800m) walking distance of residential areas…” (ref para 4.4.1). However, this is not regarded as an upper limit in MfS and reference is also made to walking offering “the greatest potential to replace short car trips, particularly those under 2km”. The acceptability of walking trips up to 2km (an approximate 25 minute walk time) is also supported in the IHT document ‘Providing for Journeys on Foot’. 2.2.3 GIS Network Analyst software has been used to plot typical walk times (up to 25 mins) to specific local facilities situated in close proximity to the Site as shown on Figure 3 and Image 2.2.

Image 2.2 Extract of Pedestrian Accessibility Plan

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2.2.4 Figure 3 demonstrates that: • Owston Park Primary is the closest primary school to the Site and is located within a 10- 15 minute walk from the Site. • Carcroft Primary School is approximately 15-20 minute walk; • The two convenience stores located in Skellow are within a 5 minute from the Site; • Larger food stores including Iceland and Asda are within a 10 – 15 minute walk of the Site; • The nearest pharmacy and dental practices are located within a 5 minute walk from the Site off Skellow Road; • The closest GP surgery is located within a 15-20 minute journey on foot, east along Skellow Road; • There are numerous facilities including; local convenience stores, newsagents, Post Office, bakery, barbers, hairdressers, takeaways and cafes are located along the southern flank of Skellow Road within a 5 minute walk from the Site; and • Within a 25 minute walk towards Adwick Le Street there are multiple employment opportunities within Carcroft Enterprise Park and Wellsyke Industrial Estate. 2.2.5 It is therefore concluded that the proposed Site will provide good accessibility by foot to the existing range of local services and facilities provided within the surrounding area.

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Accessibility by Cycle 2.2.6 The B1220 is classified as an advisory cycle route which connects Skellow to Adwick Station and Adwick le Street. 2.2.7 An acceptable and comfortable distance for general cycling trips is considered to be up to 5 kilometres as referred to in Local Transport Note 2/08 (published by the DfT). However, the same guidance also refers to commuting cycle trips of up to 8km. 2.2.8 Using GIS Network Analyst software typical cycle times from the Site are shown on Figure 4 an extract of which is shown within Image 2.3.

Image 2.3 Extract of Cycle Accessibility Plan

2.2.9 Figure 4 demonstrates that: • The majority of Skellow Village is located within a 5 minute cycle journey of the site; • Adwick Interchange and Park and Ride can be accessed within a 15-20 minute journey by bike; • Outwood Academy, Adwick can be accessed within a 20-25 minute bike ride; • Employment opportunities within Redhouse Interchange, Carcroft Enterprise Park and Wellsyke industrial Estate are within a 15 minute cycle journey; and • From the Site a 30 minute catchment area includes Skellow, Carcroft, Askern, Bentley and Adwick Le Street.

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2.2.10 It is therefore concluded that the Site will provide suitable accessibility by cycle to a range of local services and facilities within a 30 minute journey time or less.

Accessibility by Bus 2.2.11 The nearest bus stops to the Site are located along Skellow Road to the west of the Skellow Road/Ings Lane junction. A summary of the bus stop provision is as follows: Bus stop Ref: 37041283 Bus stop Ref: 37040638 Location: Skellow Rd/Hawthorne Cr Location: Skellow Rd/Hawthorne Cr Facilities: Stop and timetable Facilities: Shelter, seating and timetable Direction: Westbound Direction: Eastbound Services: 51, 51a, AM2 Services: 50, 50b, 51, 51a 2.2.12 Figure 5 (Image 2.4) demonstrates that the vast majority of the site is within a 400m walk distance of the bus stops along Skellow Road.

Image 2.4 Extract of Bus Accessibility Plan

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2.2.13 A summary of the bus services operating along Skellow Road is provided within Table 2.1.

Table 2.1 Existing Bus Services – B1220 Skellow Road (westbound)

Approx Service Service Route Day of Operation Frequency Monday – Friday 60 mins 51 Doncaster - Askern Saturday 60 mins Sunday No service Monday – Friday 60 mins 51a Doncaster - Askern Saturday 60 mins Sunday No service Monday – Friday No Service AM2 Amazon – Doncaster Saturday No Service Sunday 07:01 (1 bus only)

Table 2.2 Existing Bus Services – B1220 Skellow Road (eastbound)

Approx Service Service Route Day of Operation Frequency Monday – Friday 30 mins 50 Askern - Doncaster Saturday 30 mins Sunday No service 6 services between Monday – Friday 04:58-07:09 & 7 services 19:09-23:24 50b Askern - Doncaster 6 services between Saturday 04:58-07:09 & 7 services 19:09-23:24 Sunday 60 mins Monday – Friday 60 mins 51 Askern - Doncaster Saturday 60 mins Sunday No service Monday – Friday 60 mins 51a Askern - Doncaster Saturday 60 mins Sunday No service

2.2.14 The services along Skellow Road provide up to 8 buses per hour (two way) Monday to Friday between Cantley, Doncaster and Askern (Instoneville). 2.2.15 Indicative bus journey times to nearby destinations are as follows: • Adwick Interchange – 5 minutes via bus service 50; • Adwick le Street – 9 minutes via bus service 51; • Bentley – 14 minutes via bus service 51; • Askern – 18 minutes via bus service 51a; and • Doncaster – 28 minutes via bus services 51. 2.2.16 It is therefore concluded that the proposed Site will provide good accessibility by bus to a range of key destinations which offer employment, leisure and retail opportunities.

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Accessibility by Rail 2.2.17 Adwick Interchange (AWK) and park and ride is located approximately 2.5km south east of the Site off Adwick Lane. There are lit footways leading to the station and both cycle and car parking facilities are provided. Adwick Interchange provides regular services to Leeds, Doncaster, Wakefield and Sheffield. 2.2.18 Approximate journey times are as follows: • Leeds – 38 minutes; • Doncaster – 11 minutes; • Wakefield (Westgate) – 21 minutes; and • Sheffield – 50 minutes. 2.2.19 Each of these destinations (as well as others) provides accessibility to significant employment, leisure and retail opportunities beyond the immediate local area. 2.2.20 It is therefore concluded that the proposed Site will provide an attractive opportunity for potential residents to travel by rail.

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3. Development Proposals & Access Appraisal

3.1 PROPOSED DEVELOPMENT 3.1.1 The proposed development comprises of the following: • Up to 80 residential dwellings; and • Associated access, parking, landscaping/POS and infrastructure works. 3.1.2 The following section describes how access to the Site can be achieved.

3.2 PERSONAL INJURY ACCIDENT DATA 3.2.1 Personal injury accident data has been obtained for the highway network in the vicinity of the Site for the most recently available five-year period between 2014 and 2019. The study area includes a 0.5km length of Skellow Road between Crossfield Lane and Repton Road. 3.2.2 An extract of the plot provided by Doncaster Council is shown in Image 3.1.

Image 3.1 Personal Injury Accident Plot

3.2.3 For the five-year period there have been a total of 9 accidents, of which 8 were classified as being slight in severity and 1 serious. No fatal accidents have been recorded. 3.2.4 Full details of the accidents can be found at Appendix A and a summary of the accidents can be found within Tables 3.1 to 3.4.

Table 3.1 Personal Injury Accident Analysis – Severity

Severity No of accidents Percentage Slight 8 89% Serious 1 11% Fatal 0 0% Total 9 100%

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Table 3.2 Personal Injury Accident Analysis – Severity by year

Severity 2014 2015 2016 2017 2018 Total Slight 2 0 3 2 1 8 Serious 1 0 0 0 0 1 Fatal 0 0 0 0 0 0 Total 3 0 3 2 1 9

Table 3.3 Personal Injury Accident Analysis – Lighting Conditions

Lighting No of accidents Percentage Dark 0 0% Light 8 89% Unknown 1 11%

Table 3.4 Personal Injury Accident Analysis – Road Surface

Surface No of accidents Percentage Dry 6 67% Wet 3 33%

3.2.5 A single slight accident was recorded at the Skellow Road/Ings Lane junction (ref: 17215438) in 2017 and involved a vehicle being struck from the rear while turning right from Skellow Road into Ings Lane. 3.2.6 The single serious accident involved a pedestrian stepping out into the path of an oncoming vehicle along Skellow Road in the vicinity of Ridgill Avenue. 3.2.7 The following conclusions can be made: • Total of 9 accidents over 5 years; • Average of 1.8 accidents per year; • 8 slight accidents (89%), 1 serious accident (11%) and 0 fatal accidents (0%); • No accidents have been recorded along Ings Lane; • No accident clusters have been identified; and • No accident trends have been identified. 3.2.8 No specific accident concerns have been identified and there is no evidence to suggest that the proposed development will materially exacerbate the existing situation.

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3.3 VEHICLE SPEED SURVEY 3.3.1 A vehicle speed survey following the guidance contained in the Departmental Advice Note TA 22/81 ‘Vehicle Speed Measurements on All Purpose Roads’ has been undertaken by independent surveyor along Skellow Road on the approaches to the Ings Lane junction. 3.3.2 Vehicle speeds were recorded on Thursday 14th February 2019 in free-flowing conditions when the road surface was dry. Full details of the speed survey are contained within Appendix B with a summary provided in Table 3.5.

Table 3.5 Vehicle Speed Survey

Skellow Road Eastbound Westbound 200 readings 200 readings Mean Speed 29mph 27mph 85th percentile speed 33mph 31mph 85th percentile wet weather speed 30.5mph 28.5 mph

3.4 PROPOSED ACCESS STRATEGY 3.4.1 A development of up to 80 dwellings can be served from a single point of access. 3.4.2 Drawing 19019/GA/01 contained at Appendix C illustrates the potential Site access onto Ings Lane which is located towards the north-eastern corner of the Site. The access has been designed as a traditional estate road and incorporates: • 5.5m carriageway; • 6.0m junction radii; • 2.0m footways to each flank; and • An extension of the existing footway along Ings Lane to connect with the development. 3.4.3 Visibility splays of 2.4m x 40m can be achieved along Ings Lane for drivers exiting the potential residential development, which complies with a 30mph speed limit. The proposed access arrangements and visibility splays are shown on drawing 19019/GA/01 attached at Appendix C. Given the generous frontage onto Ings Lane the site access location can be adjusted to reflect the internal layout of the development. 3.4.4 The existing footway along the western flank of Ings Lane will be extended to connect with the new infrastructure within the development. Ings Lane itself is laid out as a traditional estate road with a 5.5m carriageway and footways of 1.8m which are suitable to accommodate the vehicular, pedestrian and cycle trips generated by a development of this scale. 3.4.5 Drawing 19019/IN/01, attached at Appendix D shows visibility splays of 2.4m x 38m eastbound and 2.4m x 42m westbound at the B1220 Skellow Road/Ings Lane junction for drivers egressing onto Skellow Road. The visibility splays shown comply with guidance set out within Manual for Street (MfS - 2007 & MfS2 – 2010) based upon the 85th percentile wet weather vehicle speeds recorded, contained within Table 3.5.

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3.5 TRAFFIC GENERATION 3.5.1 The TRICS 7.3.1 online database has been utilised in order to calculate representative and appropriate vehicular trip rates for the proposed residential use during the typical network peak hours. The following time periods have been selected: • Morning peak hour of 08:00-09:00; and • Evening peak hour of 17:00-18:00. 3.5.2 Survey sites within the database for have been chosen using the following parameters:

Residential Dwellings • Land use: 03 Residential A Houses Privately Owned • Calculation options: Vehicular trip rates selected; • Regions: Greater London, Scottish and Irish sites excluded; • Trip Rate Parameters: Number of dwellings; • Parameter range: 50 - 100 selected; • Date range: 1st January 2010 and 20th November 2018; • Days included: Monday to Friday; and • Location Type: Edge of Town and Suburban locations. 3.5.3 The TRICS output is contained at Appendix E with a summary of the trip rates shown in Table 3.6.

Table 3.6 TRICS Trip Rates - Residential

Time Period Total Vehicular Trip Rates (per dwelling) Arrivals Departures Total AM Peak 08:00-09:00 0.136 0.373 0.509 PM Peak 17:00-18:00 0.332 0.161 0.493

3.5.4 The level of traffic generated by 80 residential dwellings is summarised within Table 3.7.

Table 3.7 Traffic Generation - Residential

Time Period Total Vehicular Traffic Generation (80 dwellings) Arrivals Departures Total AM Peak 08:00-09:00 11 30 41 PM Peak 17:00-18:00 26 13 39

3.5.5 As can be seen from the above, the Site is predicted to generate up to 39-41 two-way vehicle trips during the AM and PM peak hours. 3.5.6 The level of traffic generated by the development is modest and will not result in any material or severe impact on the local highway network.

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3.6 TRAFFIC IMPACT 3.6.1 Any forthcoming planning application would be supported by a Transport Assessment (TA) which will include a detailed capacity analysis of the local highway network, as well as a Travel Plan (TP). 3.6.2 The TA and TP would also highlight any potential mitigation measures required in order to reduce vehicle trips and to ensure the development can be adequately accommodated. 3.6.3 Based upon the scale of the development it is likely that an assessment of the following junctions would be considered: • Site Access/Ings Lane – Priority T-Junction; and • B1220 Skellow Road/Ings – Priority T-Junction.

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4. Summary and Conclusions

4.1.1 Optima Highways have been appointed by KCS Development Ltd to produce this Access Appraisal in support of the allocation of land to the west of Ings Lane within Skellow, Doncaster for residential purposes as part of the emerging Doncaster Metropolitan Borough Council (DMBC) Local Plan. 4.1.2 The Site has an estimated capacity of up to 80 residential dwellings. 4.1.3 This report has provided a commentary on the existing Site and its conditions. It has demonstrated that the Site is in a sustainable location that is accessible by appropriate public transport and pedestrian links. This provides future residents with opportunities to travel via alternative modes of transport and minimise trips by the private car. 4.1.4 A review of the personal injury accident data has been undertaken for the study area, which has shown that there are no specific accident concerns. 4.1.5 It has been concluded that a suitable access can be achieved to serve the Site off Ings Lane which complies with the prevailing national guidance (Manual for Streets). 4.1.6 The suitability of the Skellow Road/Ings Lane junction has been assessed and has been confirmed to be appropriate in geometric terms to serve the development. 4.1.7 The impact on the local highway network will be considered in detail at the future planning application stage as part of a comprehensive Transport Assessment and Travel Plan. The Transport Assessment will include detailed capacity analysis of the local highway network. 4.1.8 From the work undertaken it is concluded that there are no reasons on highway or transport grounds why the development Site should not be allocated for residential purposes.

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Figures

Access Appraisal KCS Developments Ltd

¯ Key ^_ Site Location

UPTON

SOUTH ELMSALL

SKELLOW ^_

ADWICK LE STREET

TITLE

Skellow, Doncaster Site Location Plan - Strategic

SCALE @ A3 1:30,000

FIGURE 1

Suite 1, 3rd Floor, Goodbard House, Infirmary Street, Leeds, LS1 2JP Tel: Path: O:\Skellow, Doncaster\DRAWINGS\GIS\ARCEDITOR\Figure 1 - Site Location Plan Strategic.mxd Path: O:\Skellow, Doncaster\DRAWINGS\GIS\ARCEDITOR\Figure 2 - Site Location Plan Local.mxd ¯ TITLE SCALE @ A3 @ SCALE Site Location Plan - - Local Plan Location Site Key Skellow, Doncaster Skellow, FIGURE 2 FIGURE Indicative Site Boundary Indicative 1:5,000 Goodb Floor, 3rd 1, Suite Tel: 2JP LS1 Leeds Street Infirmary ard House ard Path: O:\Skellow, Doncaster\DRAWINGS\GIS\Figure 3 - Pedestrian Accessibility Plan.mxd ¯ TITLE SCALE @ A3 @ SCALE Walk Speed 4.8kph WalkSpeed Pedestrian Accessibility Key Pedestrian Accessibility Plan Accessibility Pedestrian !® JY ¹½ ¹» ESRI Inc. All Rights Reserved Inc. Rights ESRI All 1999-2010 (C) Copyright 10.0 Analyst Network using generated Isochrones Foot' on Journeys for 'Providing in Standard IHT = (2km) mins *25 Skellow, Doncaster Skellow, 20-25 Minutes 20-25 MInutes 15-20 Minutes 10-15 5-10 MInutes 0-5 Minutes Post Office Foodstore GPs Dentists Nurseries Pharmacies School Secondary School Primary Site Boundary Indicative FIGURE 3 FIGURE 1:10,000 Goodb Floor, 3rd 1, Suite Tel: 2JP LS1 Leeds Street Infirmary ard House ard ¯ Key ^_ Site Location

Adwick Train Station

Outwood Academy Adwick ASKERN ¹º Redhouse Interchange

Adwick Le Street Industrial Estate

Carcroft Enterprise Park

Wellsyke Industrial Estate Cycle Accessibility Cycle Speed 16kph 0-5 Minutes

5-10 Minutes

10-15 Minutes

15-20 Minutes SKELLOW ^_ 20-25 Minutes 25-30 Minutes

ADWICK LE STREET

TITLE

Skellow, Doncaster Cycle Accessibility Plan

BENTLEY SCALE @ A3 1:40,000

FIGURE 4 *19mins (5km) = LTN 2/08 Standard for General Cycling ** 30mins (8km) = LTN 2/08 Standard for Commuting Suite 1, 3rd Floor Isochrones generated using Network Goodbard House Analyst 10.0 Copyright (C) 1999-2010 Infirmary Street ESRI Inc. All Rights Reserved Leeds LS1 2JP Tel: Path: O:\Skellow, Doncaster\DRAWINGS\GIS\Figure 4 - Accessibility.mxdCycle ¯ Key Indicative Site Boundary

Ja Bus Stop Bus Stop Accessibility 0-400m

400-600m

600-800m

Ja Ja

TITLE

Skellow, Doncaster Bus Stop Accessibility Plan

SCALE @ A3 1:5,000

FIGURE 5

Suite 1, 3rd Floor Goodbard House Infirmary Street Leeds LS1 2JP Tel: Path: O:\Skellow, Doncaster\DRAWINGS\GIS\ARCEDITOR\Figure 5 - Accessibility.mxdBus Skellow, Doncaster

Appendices

Access Appraisal KCS Developments Ltd

Skellow, Doncaster

Appendix A Personal Injury Accident Data

Access Appraisal KCS Developments Ltd

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2 2 5 Year CollisionYear5 Search

27 31.12.201801.01.2014to 2 PO 0

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All rightsAllreserved. Rotherham MBC Licence No. 100019587. South Yorkshire LTP Partnership Licence No. 100019587 2019 6

E S 1 5 O L C E

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B FatalSerious (0) (1) Slight (8) FatalSerious (0) (1) Slight (9) Colour-coding by SEVERITY by Colour-coding (9) Accidents Total Total Casualties (10) Casualties Total

S L

L O I

R House Kempton House Sheraton TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

A-00746-14 22/05/2014 Thursday Time: 0710 Vehicles 1 Casualties 1 Serious Easting: 453,499 Northing: 410,188 Raining without high winds Road Surface: Wet/Damp Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD DONCASTER 28 MTS RIDGILL AVENUE Description: VEHICLE TRAVELLING ON SKELLOW RD TOWARDS A1 WHEN PEDESTRIAN STEPS INTO C/W FROM BETWEEN PARKED CARS.

Vehicle Reference: 1 Van or Goods <= 3.5 tonnes Going ahead First point of impact: Nearsidemgw Vehicle direction: E to W Journey: Journey as part of work Age of Driver : 49 Breath test: Not requested

Contributory Factors : 405 803

Casualty Reference: 1 Age: 42 Male Pedestrian Severity: Serious Ped Dir: Ped Movement : In carr not crossing Ped Location: In carr not crossing

Registered to: South Yorkshire LTP Partnership 1 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

A-01099-14 07/08/2014 Thursday Time: 1327 Vehicles 1 Casualties 1 Slight Easting: 453,516 Northing: 410,184 Fine without high winds Road Surface: Dry Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD DONCASTER 12 MTS POPLAR ROAD Description: PEDN CAS1 CROSSES SKELLOW RD NB THEN WAKS EB TWDS POPLAR RD. VH1 M/CAR PASSES PEDN ON SKELLOW RD TRV EB & WING MIRROR VH1 COLL ARM OF PEDN. VH1 FTS

Vehicle Reference: 1 Car Going ahead First point of impact: Nearside Vehicle direction: NW to SE Journey: Other Age of Driver : Breath test: Not requested

Contributory Factors : 405

Casualty Reference: 1 Age: 32 Male Pedestrian Severity: Slight Ped Dir: Pedestrian Ped Movement : Movement U/K Ped Location:Direction: On footpath SE / verge

Registered to: South Yorkshire LTP Partnership 2 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

A-01475-14 15/10/2014 Wednesda Time: 1800 Vehicles 1 Casualties 1 Slight Easting: 453,378 yNorthing: 410,245 Raining without high winds Road Surface: Wet/Damp Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD DONCASTER 16 MTS INGS LANE Description: A PEDESTRIAN ( C1 ) HAS STEPPED INTO THE ROAD FROM BEHIND A PARKED VEH INTO THE PATH OF ONCOMING V1

Vehicle Reference: 1 Car Going ahead First point of impact: Front Vehicle direction: SE to NW Journey: Journey as part of work Age of Driver : 49 Breath test: Not requested

Contributory Factors : 802

Casualty Reference: 1 Age: 15 Female Pedestrian Severity: Slight Ped Dir: Pedestrian Ped Movement : Driver's nearside masked Ped Location:Direction: In carr NE elsewhere

Registered to: South Yorkshire LTP Partnership 3 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

1645354 06/02/2016 Saturday Time: 1341 Vehicles 2 Casualties 1 Slight Easting: 453,631 Northing: 410,122 Fine without high winds Road Surface: Wet/Damp Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD (B1220) DONCASTER AT OR WITHIN 20 MTS OF REPTON ROAD Description: V2 TURNED RIGHT ACROSS PATH OF V1 TRAVELLING IN OPP DIRECTION

Vehicle Reference: 1 Car Going ahead First point of impact: Front Vehicle direction: SE to NW Journey: Other Age of Driver : 30 Breath test: Negative

Contributory Factors : 405 406 403 602

Casualty Reference: 1 Age: 23 Female Passenger Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Vehicle Reference: 2 Car Turning right First point of impact: Front Vehicle direction: NW to SW Journey: Not known Age of Driver : Breath test: Driver not contacted

Contributory Factors : 405 406 403 602

Registered to: South Yorkshire LTP Partnership 4 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

1683211 26/05/2016 Thursday Time: 1705 Vehicles 2 Casualties 1 Slight Easting: 453,467 Northing: 410,203 Fine without high winds Road Surface: Dry Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD (B1220) DONCASTER AT OR WITHIN 20 MTS OF RIDGILL AVENUE Description: V1 PULLED OUT OF JUNCTION TURNING RIGHT ACROSS PATH OF V2.

Vehicle Reference: 1 Car Turning right First point of impact: Offside Vehicle direction: S to SE Journey: Other Age of Driver : 80 Breath test: Negative

Contributory Factors : 405

Vehicle Reference: 2 Motorcycle over 50cc and up Going ahead First point of impact: Frontto 125cc Vehicle direction: SE to NW Journey: Commuting to/from work Age of Driver : 18 Breath test: Negative

Contributory Factors : 405

Casualty Reference: 1 Age: 18 Male Driver/rider Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Registered to: South Yorkshire LTP Partnership 5 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

16106355 06/09/2016 Tuesday Time: 0655 Vehicles 2 Casualties 2 Slight Easting: 453,392 Northing: 410,254 Fine with high winds Road Surface: Dry Daylight Road Type: Single carriageway Speed Limit: 30

Location: HAWTHORNE CRESCENT DONCASTER AT OR WITHIN 20 MTS OF SKELLOW ROAD (B1220) Description: V1 TRAVELLING FROM HAWTHORNE CRESCENT ONTO SKELLOW ROAD. V2 TRAVELLING SKELLOW ROAD ONTO HAWTHORN CRESCENT. AS V2 ENTERED HAWTHROEN CRESCENT IT HAS COLLIDED WITH THE FRONT O/S CORNER OF V1.

Vehicle Reference: 1 Car Turning left First point of impact: Front Vehicle direction: NW to SE Journey: Commuting to/from work Age of Driver : 39 Breath test: Not requested

Contributory Factors : 406 406 405 406

Casualty Reference: 1 Age: 39 Male Driver/rider Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Vehicle Reference: 2 Car Turning right First point of impact: Front Vehicle direction: SE to NW Journey: Commuting to/from work Age of Driver : 58 Breath test: Not requested

Contributory Factors : 406 406 405 406

Casualty Reference: 2 Age: 58 Male Driver/rider Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Registered to: South Yorkshire LTP Partnership 6 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

17154751 07/02/2017 Tuesday Time: 1141 Vehicles 2 Casualties 1 Slight Easting: 453,218 Northing: 410,326 Fine without high winds Road Surface: Dry Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD (B1220) DONCASTER AT OR NR JN WITH BRIAR ROAD Description: V1 WAS TRAVELLING DOWN SKELLOW RD, V1 INDICATING TO TURN RIGHT ONTO BRIAR RD. V2 OVERTAKING V1 AND MAKES CONTACT WITH V1.

Vehicle Reference: 1 Car Turning right First point of impact: Offside Vehicle direction: SE to NE Journey: Not known Age of Driver : 52 Breath test: Not requested

Contributory Factors : 406 404 405

Vehicle Reference: 2 Motorcycle over 50cc and up Overtaking moving vehicle on its offside First point of impact: Frontto 125cc Vehicle direction: SE to NW Journey: Not known Age of Driver : 26 Breath test: Not requested

Contributory Factors : 406 404 405

Casualty Reference: 1 Age: 26 Male Driver/rider Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Registered to: South Yorkshire LTP Partnership 7 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

17215438 07/08/2017 Monday Time: 1812 Vehicles 2 Casualties 1 Slight Easting: 453,350 Northing: 410,261 Fine without high winds Road Surface: Dry Daylight Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD (B1220) DONCASTER AT OR NR JN WITH INGS LANE Description: VEHICLE 1 IS STATIONARY WAITING FOR A GAP IN ONCOMING TRAFFIC. VEHICLE 2 APPROACHES FROM BEHIND AND APPEARS TO SEE VEHICLE 1 TOO LATE AND COLLIDES WITH THE REAR OF VEHICLE 1. VEHICLE 1 IS SHUNTED ONTO THE PAVEMENT. VEHICLE 2 PULLS ALONGSIDE VEHICKE 1 AND DRIVER SHOUTS SOME ABUSE AND DRIVES OFF.

Vehicle Reference: 1 Car Waiting to turn right First point of impact: Back Vehicle direction: NW to S Journey: Other Age of Driver : 61 Breath test: Driver not contacted

Contributory Factors : 405 602

Casualty Reference: 1 Age: 61 Female Driver/rider Severity: Slight

Ped Dir: Ped Movement : Ped Location:

Vehicle Reference: 2 Car Going ahead First point of impact: Front Vehicle direction: NW to SE Journey: Not known Age of Driver : Breath test: Driver not contacted

Contributory Factors : 405 602

Registered to: South Yorkshire LTP Partnership 8 TRAFFMAP INTERPRETED LISTING Run on: 08/02/2019 AccsMap - Accident Analysis System

Accidents between dates 01/01/2014 and 31/12/2018 (60) months Selection: Notes: Selected using Pre-defined Query : District - (Doncaster)

18267635 26/01/2018 Friday Time: 1730 Vehicles 1 Casualties 1 Slight Easting: 453,448 Northing: 410,212 Fine without high winds Road Surface: Dry Darkness: street lighting unknown Road Type: Single carriageway Speed Limit: 30

Location: SKELLOW ROAD B1220 NEAR JN WITH RIDGILL AVENUE Description: V001 HAS TURNED OUT OF SIDE ROAD ON SKELLOW ROAD, DONCASTER C001 HAS BEEN CROSSING ZEBRA CROSSING WHEN V001 HAS HIT HIM WITH WING MIRROR.

Vehicle Reference: 1 Car Turning left First point of impact: Front Vehicle direction: S to NW Journey: Not known Age of Driver : 41 Breath test: Driver not contacted

Contributory Factors : 701

Casualty Reference: 1 Age: 11 Male Pedestrian Severity: Slight Ped Dir: 9 Ped Movement : Movement U/K Ped Location: On Ped Crossing

Accidents involving: Casualties:

Fatal Serious Slight Total Fatal Serious Slight Total

Motor vehicles Vehicle driver 0 0 3 3 only excluding 0 1 6 7 2-wheels Passenger 0 0 1 1 2-wheeled motor 0 0 2 2 vehicles Motorcycle rider 0 0 2 2 Pedal cycles 0 0 0 0 Cyclist 0 0 0 0 Horses & other 0 0 0 0 Pedestrian 0 1 3 4 Total 0 1 8 9 Other 0 0 0 0

Total 0 1 9 10

Registered to: South Yorkshire LTP Partnership 9 Skellow, Doncaster

Appendix B Vehicle Speed Survey Data

Access Appraisal KCS Developments Ltd

B1220 Skellow Road, Skellow - Speed Survey (Thursday 14th February 2019)

Weather Conditions - Fine, Mainly Sunny & Mild/Road Surface - Dry

Westbound

29 43 32 23 27 30 25 29 31 25

35 30 24 31 26 21 29 33 26 24

30 26 22 28 23 31 26 28 24 30

23 29 27 24 29 25 29 24 30 27

25 34 25 29 33 26 23 28 24 32

26 29 24 23 28 24 27 32 25 21

27 24 26 32 29 25 27 21 27 25

24 26 21 31 25 21 33 27 24 29

26 31 26 22 30 25 31 24 32 26

31 28 22 36 31 27 24 29 38 24

25 22 28 25 21 29 26 22 28 26

22 30 24 29 25 22 28 31 26 29

24 26 29 24 31 27 30 23 28 24

28 23 29 32 24 29 23 27 33 22

30 28 24 21 29 26 31 28 25 27

27 23 28 30 25 21 29 24 21 26

25 28 31 23 27 33 23 29 38 24

30 25 22 30 22 29 27 31 24 28

25 22 28 25 30 23 28 21 26 24

20 26 24 32 23 27 34 26 23 26

Max - 43 Min - 20 85% - 31 Ave - 27 Sp. Limit - 30

29 - Cars/LGV's 28 - HGV's/PSV's

B1220 Skellow Road, Skellow - Speed Survey (Thursday 14th February 2019)

Page 1 of 2 Weather Conditions - Fine, Mainly Sunny & Mild/Road Surface - Dry

Eastbound

31 27 36 26 29 35 26 31 39 27

27 25 28 35 29 22 31 25 33 28

29 36 26 29 40 30 27 32 28 30

36 28 37 29 34 26 31 25 30 28

25 32 29 26 32 28 34 27 29 25

28 25 32 28 37 28 31 27 32 25

38 26 30 25 29 36 23 43 27 30

28 33 20 29 31 27 38 29 32 27

26 30 35 26 40 35 27 30 33 28

33 27 25 31 24 27 35 29 26 32

26 35 30 26 32 22 27 31 28 24

29 25 35 28 24 29 26 29 25 31

25 32 28 35 32 26 30 37 31 33

30 25 31 25 31 29 25 22 26 30

28 30 23 28 34 30 28 25 31 37

32 23 30 27 32 24 27 30 34 29

26 33 25 29 26 30 33 29 26 30

30 26 39 32 24 31 29 34 27 32

25 32 28 25 32 28 26 29 24 28

28 25 31 28 26 30 34 26 31 27

Max - 43 Min - 20 85% - 33 Ave - 29 Sp. Limit - 30

31 - Cars/LGV's 29 - HGV's/PSV's

Page 2 of 2 Skellow, Doncaster

Appendix C Proposed Access Arrangements (Optima Drawing 19019/GA/01)

Access Appraisal KCS Developments Ltd

Skellow, Doncaster

Appendix D B1220 Skellow Road/Ings Lane Junction Visibility (Optima Drawing 19019/IN/01)

Access Appraisal KCS Developments Ltd

KEY

INDICATIVE HIGHWAY BOUNDARY

2.4M X 38M VISIBILITY SPLAY IN ACCORDANCE WITH 28.5MPH EASTBOUND 85TH PERCENTILE WET WEATHER DESIGN

13.54 SPEEDS 13.20 13.46 Spr:5.0 Gir:0.38

13.44

13.33 12.93 TP 12.92 13.26 22.92 12.85 Spr:4.0 Gir:0.17 2.4M X 42M VISIBILITY SPLAY IN 12.79 13.35 MH 12.80 13.35 13.47 CL: 12.89 12.78 ACCORDANCE WITH 30.5MPH WESTBOUND IL: BT 13.24 12.75 12.61 12.85 12.66 12.63 85TH PERCENTILE WET WEATHER DESIGN 13.23

12.73 Bin 13.27 12.56 12.55 12.51 12.61 12.66 12.54 SPEEDS 12.39 12.48LP 12.48 12.70 12.45 12.54 12.81 12.49 13.00 RS 12.62 12.5 12.40 LP FLAT 12.71 12.60 13.05 12.85 12.81 11.91 16.56 12.62 13.04 12.82 12.39 12.26 11.96 NOTES: 12.71 CL: 11.98 G 12.82 12.35 12.47 12.46 12.12 12.19 12.75 12.51 11.94 12.82 12.60 12.73 W 12.54 12.42 LP 12.26 12.39 12.74 12.85 12.49 MH 12.59 12.55 12.03 12.64 12.40 12.20 CL: 12.70 12.48 12.31 12.01 11.95 12.54 12.03 IL: 12.52 Gate 1. THE EXTENT OF ADOPTED HIGHWAY 11.99 12.65 12.50 12.01

12.68 12.11 11.93 12.66 12.21 11.92 11.92 11.95 12.32 12.37 12.25 12.19 12.07 11.90 11.97 12.68 12.29 11.87 11.94 BOUNDARY IS SHOWN IN ITS APPROXIMATE 11.84 11.93 12.32 12.32 11.83 11.90 12.72 12.011.98 12.3512.34 BT 12.05 11.92 LOCATION DUE TO THE DISPARITIES 11.93 T:12.95 RIDGE 12.38 21.99 12.26 12.10 11.77 11.86 BETWEEN THE TOPOGRAPHICAL SURVEY 11.82 11.68 11.74 12.07 12.12 11.83 AND THE OS DATA ON WHICH THE 11.76 EAVES 18.54 12.22 11.74 11.65 T:12.6512.05 11.89 12.12 BT 11.80 11.90 11.61 INFORMATION IS PROVIDED. 11.69 12.05 12.15 Spr:5.0 12.04 11.66 11.49 11.57 Gir:0.28 11.98 12.0 12.09 12.15 11.65 T:12.59 11.64 11.60 11.54 12.14 MH 11.89 11.57 11.56 12.07 CL: 11.49 Spr:4.0 FLAT 11.78 IL: 11.5 Gir:0.1812.03 15.12 11.68 11.48 11.51 BT TP 11.54 11.45 12.2712.16 11.5 11.46 19.47 T:12.44 12.46 11.81 Threshold 11.49 RS T:11.8011.80 FH 11.47 11.42 11.84 T:12.44 11.41 CL: 11.43 11.46 11.74 11.67 11.44 B1220 SKELLOW ROAD 11.46 11.40 11.37 11.44 11.58 11.43 G 11.42 11.37 12.02 RIDGE EAVES 11.54 11.51 B 15.29 11.49 11.60 11.53 11.26 17.07 11.51 12.11 11.46 11.40 11.36 VU 11.33 11.50 11.88 11.65 11.45 11.46 GDR01 11.92 11.57 11.33 11.46 11.34 11.95 11.99 11.45 11.31 LP B 11.30 12.01 11.44 11.6211.53 11.4411.470 11.27 MH 11.26 11.41 G CL: 11.33 11.30 11.18 HAWTHORNE CRESCENT 11.29 11.24 11.62 VU CL: 11.22 11.18 MH 11.35 11.26 11.21 11.79 11.29 RIDGE 11.28 11.30 11.17 RIDGE 11.40 11.26 IL: 11.16 18.60 18.30 CL: 11.46 11.50 11.35 11.34 11.15 11.26 11.61 11.15 11.33 IL: 11.24 MH 11.14 11.26 11.5211.4011.41 11.23 11.24 11.32 11.14 11.28 11.36 CL: 11.20 11.27 EAVES 11.27 MH IL: 11.37 17.12 11.32 11.25 11.56 11.39 CL:11.23 11.20 11.35 11.39 11.60 11.17 11.75 11.20 Gate IL: 11.10 11.18 11.32 11.16 11.21 B 11.18 11.19 11.56 11.52 11.18 11.41 11.19 11.18 11.13 11.63 LP EAVES T:12.29 11.12 11.55 11.20 11.15 15.88 11.29 11.33 11.10 MH 11.24 11.60 CL: 11.13 11.16 11.18 11.38 CL:11.27 11.16 11.12 11.24 11.11 11.18 11.53 G 11.12 11.28 11.68 11.27 11.22 11.58 11.42 IL: 11.28 11.15 11.23 RS 11.10 11.17 B11.25 11.17 TP 11.08 11.20 11.28 11.26 B 11.11 11.53 19.29 11.45 11.2411.26 11.22 MH 11.19 11.12 11.57 11.24 11.16 11.43 11.22 11.12 CL: 11.25 11.21 11.19 11.26 11.23 11.16 11.11 11.21 11.22 11.23 11.29 11.1911.17 11.14 11.10 11.36 11.23 11.12 11.15 11.32 IL: 11.24 11.27 11.25 11.18 11.51 11.15 11.11 11.16 11.00 11.21 11.20 11.14 10.98 11.07 11.59 11.44 11.23 11.07 11.04 Tel. Box EAVES B W B11.23 11.11 11.09 11.04 17.95 11.2611.3211.32 11.05 11.08 11.07 W 11.15 11.10 11.02 11.25 11.03 10.98 11.06 CL: 11.28 11.30 11.23 11.17 11.03 RIDGE G 11.02 11.01 11.08 10.96 19.64 11.03 11.62 11.38 11.19 11.10 CL: 10.92 G 11.05 G 11.02 10.95 CL: 11.46 11.28 10.94 RIDGE 11.31 11.12 10.97 11.0 19.87 11.20 11.17 10.99 10.94 11.01 11.51 11.27 11.20 11.11 MH 10.93 11.05 11.63 11.44 10.99 11.48 11.32 11.17 10.99 11.13 10.98 CL: 10.95 11.59 11.18 11.09 RS 11.16 11.36 IL: 10.97 11.48 11.09 11.13 Bin 10.99 11.22 11.04 10.93 11.46 11.19 11.09 10.94 10.90 11.37 11.27 10.92 EAVES 11.03 11.36 11.39 19.29 Spr:1.5 10.9410.95 11.01 10.90 10.90 11.34 10.92 11.39 10.77 11.69 11.52 Gir:0.10 10.87 11.5111.48 11.31

17.51 11.77 10.92 10.86 10.84 10.86 11.44 11.64 11.50 10.8610.88 11.53

11.45 11.5 10.97

11.51 11.52 10.92B 10.96 11.01 10.82 10.97 10.86 11.52 B 10.76 10.75 T:11.56 11.56 10.92 10.80 11.44 10.71 T:12.23 Threshold 10.90 10.78 FLAT RWP 11.56 10.86 15.19 11.52 10.98 10.76 10.78 11.73 10.76 10.63 11.64 LP T:11.67 10.92 10.64 10.71 10.62 10.76 11.67 11.63 11.55 10.73 11.53 10.71 10.74 11.61 10.89 11.58 RIDGE MH 10.66 10.61 10.71 11.58 11.00

11.59 11.53 22.81 10.93 10.68 11.59 11.00 CL: 10.96 10.70 LP 10.69 10.67 10.61 B IL: 10.67 10.64 10.56 10.6410.69 11.56 10.93 B 10.95 10.57 10.59 11.54 10.60 10.98 10.61 G 10.65 11.62 10.93 10.95 10.5410.55 10.55 Threshold B 10.72 CL: 10.55 10.93 10.59 10.5410.55 10.63 RWP 10.90 11.52 11.67 B 10.77 10.58 10.54 10.63 11.62 11.59 10.93 10.54 11.61 10.94 Threshold 10.95 10.53 RWP 10.52 11.62 10.84 10.63 10.5 11.62 11.61 10.54 10.50 11.57 EAVES 11.68 19.99 10.89 10.77 10.48 11.70 11.75 11.62 11.60 10.76

T:12.55 MH 10.45 CL:10.46 10.45 10.49 10.8610.82 10.74 10.48 11.65 CL: 11.51 RIDGE 10.68 10.46 10.56 10.44 11.62 22.17 G IL: 10.54 10.58 10.45 11.62 10.94 10.73 LP

11.77 10.93 10.40

10.95 10.70

10.92 10.44 11.65 10.79 10.44 10.54 10.46 10.40 10.38 11.64 Threshold 10.69 10.41 MH 10.7010.69 10.44 10.49 10.37 11.58 10.93 10.68 B 11.69 11.77 CL: 11.36 10.69 IL: RWP 10.70 10.58 10.49 RIDGE 10.49 18.24 GV10.72 EAVES LP 11.70 16.03 11.62 10.64 11.73

11.71 11.65 Threshold 11.74 INGS LANE 11.71 10.62

11.59

11.55

11.68 10.60

11.62

11.51 11.78 11.65 Threshold 10.53 10.61 EAVES 11.44 11.45 17.46 Threshold 11.48 10.60 11.68 11.56 11.71 11.40 11.4711.45 11.75 11.63 MH 11.35 11.37

11.68 11.66 11.64 CL: 11.64 11.30 IL: VU

11.75 11.30 MH 11.38 11.31 11.72 11.65 11.64 CL: 11.69 11.31 11.56 MH 11.63IL: 12.48 11.73 CL: 11.36 11.63 11.67 IL: 11.65 11.50 11.44 MH CL: 11.44 11.56 11.59 11.61 IL: 11.62 11.67 11.48 11.60 12.42 11.62

11.62 11.77 11.65 11.66 11.68 Mast 11.74 T:24.19 BT 11.62 11.75 11.71 11.74 11.73 12.36 11.71 11.70 11.75 TP 20.06

11.61

12.3012.13

11.71

11.67 11.67 LP 11.68 11.69 11.73 11.67 11.86 11.75 11.59 11.73 W

11.63 11.75

11.74 11.66 11.63 11.74 11.72 11.67 11.63 11.66 11.64

11.56

11.68 11.71 11.62

11.62 11.52 11.51 Gate PROJECT CLIENT 11.63 11.57 11.57 11.64 11.74 11.60

11.65

11.55 11.61 11.56 SKELLOW, DONCASTER

11.75 11.71 11.45 11.62 11.72 11.68 11.63 KCS DEVELOPMENTS LTD. 11.62 POTENTIAL RESIDENTIAL DEVELOPMENT

11.70

11.68 11.64 11.72 - 18/02/201911.52 CJR INITIAL ISSUE MEWMEW DRAWING TITLE CHECKED APPROVED DRG No. 11.61

11.60 T:13.41 EAVES 13.38

11.70

11.68

11.19 11.69 11.56 MEW MEW 19017/IN/01

REV DATE BY 11.68 DESCRIPTION CHK APP B1220 SKELLOW ROAD/INGS LANE 11.04 11.47

11.59 T:13.32 11.62 Intelligent Highway Solutions EAVES STATUS 15.38 DRAWN BY: SCALE @ A3 DATE REV. 11.04 11.68 JUNCTION VISIBILITY 11.55

T:14.43 11.68 11.67 Suite 1, 3rd Floor, Goodbard House, Infirmary Street

11.53 11.56 11.66 11.52 11.51 RIDGE 11.08 11.38 PRELIMINARY 14.54 Leeds LS1 2JP

11.54 11.53 FEBRUARY 2019 - 11.57 11.49 CJR 1:500 11.49

MH 11.51 11.55 11.52 11.43 optimahighways.com

CL: 11.50 11.46 11.09

11.43 IL: 11.53 11.38 11.49

11.43

11.50 Skellow, Doncaster

Appendix E TRICs Output

Access Appraisal KCS Developments Ltd

Calculation Reference: AUDIT-750701-190211-0259 TRIP RATE CALCULATION SELECTION PARAMETERS:

Land Use : 03 - RESIDENTIAL Category : A - HOUSES PRIVATELY OWNED VEHICLES

Selected regions and areas: 02 SOUTH EAST HC HAMPSHIRE 1 days KC KENT 1 days WS WEST SUSSEX 1 days 03 SOUTH WEST DV DEVON 2 days WL WILTSHIRE 1 days 04 EAST ANGLIA CA CAMBRIDGESHIRE 2 days NF NORFOLK 2 days SF SUFFOLK 1 days 05 EAST MIDLANDS LN LINCOLNSHIRE 2 days 06 WEST MIDLANDS ST STAFFORDSHIRE 1 days WK WARWICKSHIRE 1 days WM WEST MIDLANDS 1 days 07 YORKSHIRE & NORTH LINCOLNSHIRE NY NORTH YORKSHIRE 4 days SY SOUTH YORKSHIRE 1 days 08 NORTH WEST CH CHESHIRE 1 days LC LANCASHIRE 1 days MS MERSEYSIDE 1 days 09 NORTH CB CUMBRIA 1 days DH DURHAM 1 days TW TYNE & WEAR 1 days 10 WALES PS POWYS 2 days

This section displays the number of survey days per TRICS® sub-region in the selected set

Secondary Filtering selection:

This data displays the chosen trip rate parameter and its selected range. Only sites that fall within the parameter range are included in the trip rate calculation.

Parameter: Number of dwellings Actual Range: 6 to 98 (units: ) Range Selected by User: 6 to 100 (units: )

Parking Spaces Range: Selected: 12 to 1726 Actual: 12 to 1726

Percentage of dwellings privately owned: All Surveys Included

Public Transport Provision: Selection by: Include all surveys

Date Range: 01/01/10 to 20/11/18

This data displays the range of survey dates selected. Only surveys that were conducted within this date range are included in the trip rate calculation.

Selected survey days: Monday 10 days Tuesday 9 days Wednesday 4 days Thursday 2 days Friday 4 days

This data displays the number of selected surveys by day of the week.

Selected survey types: Manual count 29 days Directional ATC Count 0 days

This data displays the number of manual classified surveys and the number of unclassified ATC surveys, the total adding up to the overall number of surveys in the selected set. Manual surveys are undertaken using staff, whilst ATC surveys are undertaking using machines.

Selected Locations: Edge of Town Centre 7 Suburban Area (PPS6 Out of Centre) 22 TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 2 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

This data displays the number of surveys per main location category within the selected set. The main location categories consist of Free Standing, Edge of Town, Suburban Area, Neighbourhood Centre, Edge of Town Centre, Town Centre and Not Known.

Selected Location Sub Categories: Residential Zone 28 No Sub Category 1

This data displays the number of surveys per location sub-category within the selected set. The location sub-categories consist of Commercial Zone, Industrial Zone, Development Zone, Residential Zone, Retail Zone, Built-Up Zone, Village, Out of Town, High Street and No Sub Category.

Secondary Filtering selection:

Use Class: C 3 28 days

This data displays the number of surveys per Use Class classification within the selected set. The Use Classes Order 2005 has been used for this purpose, which can be found within the Library module of TRICS®.

Population within 1 mile: 1,001 to 5,000 2 days 5,001 to 10,000 8 days 10,001 to 15,000 5 days 15,001 to 20,000 4 days 20,001 to 25,000 3 days 25,001 to 50,000 7 days

This data displays the number of selected surveys within stated 1-mile radii of population.

Population within 5 miles: 5,001 to 25,000 5 days 25,001 to 50,000 1 days 50,001 to 75,000 2 days 75,001 to 100,000 5 days 100,001 to 125,000 1 days 125,001 to 250,000 9 days 250,001 to 500,000 6 days

This data displays the number of selected surveys within stated 5-mile radii of population.

Car ownership within 5 miles: 0.5 or Less 1 days 0.6 to 1.0 12 days 1.1 to 1.5 16 days

This data displays the number of selected surveys within stated ranges of average cars owned per residential dwelling, within a radius of 5-miles of selected survey sites.

Travel Plan: Yes 2 days No 27 days

This data displays the number of surveys within the selected set that were undertaken at sites with Travel Plans in place, and the number of surveys that were undertaken at sites without Travel Plans.

PTAL Rating: No PTAL Present 29 days

This data displays the number of selected surveys with PTAL Ratings. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 3 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

LIST OF SITES relevant to selection parameters

1 CA-03-A-04 DETACHED CAMBRIDGESHIRE

PETERBOROUGH THORPE PARK ROAD Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 9 Survey date: TUESDAY 18/10/11 Survey Type: MANUAL 2 CA-03-A-05 DETACHED HOUSES CAMBRIDGESHIRE EASTFIELD ROAD PETERBOROUGH

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 8 Survey date: MONDAY 17/10/16 Survey Type: MANUAL 3 CB-03-A-05 DETACHED/TERRACED HOUSING CUMBRIA MACADAM WAY PENRITH

Edge of Town Centre Residential Zone Total Number of dwellings: 5 0 Survey date: TUESDAY 21/06/16 Survey Type: MANUAL 4 CH-03-A-08 DETACHED CHESHIRE WHITCHURCH ROAD CHESTER BOUGHTON HEATH Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 1 1 Survey date: TUESDAY 22/05/12 Survey Type: MANUAL 5 DH-03-A-01 SEMI DETACHED DURHAM GREENFIELDS ROAD BISHOP AUCKLAND

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 5 0 Survey date: TUESDAY 28/03/17 Survey Type: MANUAL 6 DV-03-A-01 TERRACED HOUSES DEVON BRONSHILL ROAD TORQUAY

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 3 7 Survey date: WEDNESDAY 30/09/15 Survey Type: MANUAL 7 DV-03-A-03 TERRACED & SEMI DETACHED DEVON LOWER BRAND LANE HONITON

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 7 0 Survey date: MONDAY 28/09/15 Survey Type: MANUAL 8 HC-03-A-20 HOUSES & FLATS HAMPSHIRE CANADA WAY LIPHOOK

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 6 2 Survey date: TUESDAY 20/11/18 Survey Type: MANUAL TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 4 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

LIST OF SITES relevant to selection parameters (Cont.)

9 KC-03-A-03 MIXED HOUSES & FLATS KENT HYTHE ROAD ASHFORD WILLESBOROUGH Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 5 1 Survey date: THURSDAY 14/07/16 Survey Type: MANUAL 10 LC-03-A-30 SEMI-DETACHED LANCASHIRE WATSON ROAD BLACKPOOL

Edge of Town Centre Residential Zone Total Number of dwellings: 2 4 Survey date: FRIDAY 14/06/13 Survey Type: MANUAL 11 LN-03-A-03 SEMI DETACHED LINCOLNSHIRE ROOKERY LANE LINCOLN BOULTHAM Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 2 Survey date: TUESDAY 18/09/12 Survey Type: MANUAL 12 LN-03-A-04 DETACHED & SEMI-DETACHED LINCOLNSHIRE EGERTON ROAD LINCOLN

Edge of Town Centre Residential Zone Total Number of dwellings: 3 0 Survey date: MONDAY 29/06/15 Survey Type: MANUAL 13 MS-03-A-03 DETACHED MERSEYSIDE BEMPTON ROAD LIVERPOOL OTTERSPOOL Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 1 5 Survey date: FRIDAY 21/06/13 Survey Type: MANUAL 14 NF-03-A-01 SEMI DET. & BUNGALOWS NORFOLK YARMOUTH ROAD CAISTER-ON-SEA

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 7 Survey date: TUESDAY 16/10/12 Survey Type: MANUAL 15 NF-03-A-02 HOUSES & FLATS NORFOLK DEREHAM ROAD NORWICH

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 9 8 Survey date: MONDAY 22/10/12 Survey Type: MANUAL 16 NY-03-A-08 TERRACED HOUSES NORTH YORKSHIRE NICHOLAS STREET YORK

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 1 Survey date: MONDAY 16/09/13 Survey Type: MANUAL 17 NY-03-A-09 MIXED HOUSING NORTH YORKSHIRE GRAMMAR SCHOOL LANE NORTHALLERTON

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 5 2 Survey date: MONDAY 16/09/13 Survey Type: MANUAL TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 5 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

LIST OF SITES relevant to selection parameters (Cont.)

18 NY-03-A-12 TOWN HOUSES NORTH YORKSHIRE RACECOURSE LANE NORTHALLERTON

Edge of Town Centre Residential Zone Total Number of dwellings: 4 7 Survey date: TUESDAY 27/09/16 Survey Type: MANUAL 19 NY-03-A-13 TERRACED HOUSES NORTH YORKSHIRE CATTERICK ROAD CATTERICK GARRISON OLD HOSPITAL COMPOUND Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 1 0 Survey date: WEDNESDAY 10/05/17 Survey Type: MANUAL 20 PS-03-A-01 MIXED HOUSES POWYS BRYN GLAS WELSHPOOL

Edge of Town Centre Residential Zone Total Number of dwellings: 1 6 Survey date: MONDAY 11/05/15 Survey Type: MANUAL 21 PS-03-A-02 DETACHED/SEMI-DETACHED POWYS GUNROG ROAD WELSHPOOL

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 8 Survey date: MONDAY 11/05/15 Survey Type: MANUAL 22 SF-03-A-04 DETACHED & BUNGALOWS SUFFOLK NORMANSTON DRIVE LOWESTOFT

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 7 Survey date: TUESDAY 23/10/12 Survey Type: MANUAL 23 ST-03-A-06 SEMI-DET. & TERRACED STAFFORDSHIRE STANFORD ROAD WOLVERHAMPTON BLAKENHALL Edge of Town Centre No Sub Category Total Number of dwellings: 1 7 Survey date: FRIDAY 09/05/14 Survey Type: MANUAL 24 SY-03-A-01 SEMI DETACHED HOUSES SOUTH YORKSHIRE A19 BENTLEY ROAD DONCASTER BENTLEY RISE Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 5 4 Survey date: WEDNESDAY 18/09/13 Survey Type: MANUAL 25 TW-03-A-02 SEMI-DETACHED TYNE & WEAR WEST PARK ROAD GATESHEAD

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 1 6 Survey date: MONDAY 07/10/13 Survey Type: MANUAL 26 WK-03-A-01 TERRACED/SEMI/DET. WARWICKSHIRE ARLINGTON AVENUE LEAMINGTON SPA

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 6 Survey date: FRIDAY 21/10/11 Survey Type: MANUAL TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 6 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

LIST OF SITES relevant to selection parameters (Cont.)

27 WL-03-A-02 SEMI DETACHED WILTSHIRE HEADLANDS GROVE SWINDON

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 2 7 Survey date: THURSDAY 22/09/16 Survey Type: MANUAL 28 WM-03-A-05 TERRACED & DETACHED WEST MIDLANDS COUNDON ROAD COVENTRY

Edge of Town Centre Residential Zone Total Number of dwellings: 8 9 Survey date: MONDAY 21/11/16 Survey Type: MANUAL 29 WS-03-A-05 TERRACED & FLATS WEST SUSSEX UPPER SHOREHAM ROAD SHOREHAM BY SEA

Suburban Area (PPS6 Out of Centre) Residential Zone Total Number of dwellings: 4 8 Survey date: WEDNESDAY 18/04/12 Survey Type: MANUAL

This section provides a list of all survey sites and days in the selected set. For each individual survey site, it displays a unique site reference code and site address, the selected trip rate calculation parameter and its value, the day of the week and date of each survey, and whether the survey was a manual classified count or an ATC count. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 7 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

TRIP RATE for Land Use 03 - RESIDENTIAL/A - HOUSES PRIVATELY OWNED VEHICLES Calculation factor: 1 DWELLS BOLD print indicates peak (busiest) period

ARRIVALS DEPARTURES TOTALS No. Ave. Trip No. Ave. Trip No. Ave. Trip Time Range Days DWELLS Rate Days DWELLS Rate Days DWELLS Rate 00:00 - 01:00 01:00 - 02:00 02:00 - 03:00 03:00 - 04:00 04:00 - 05:00 05:00 - 06:00 06:00 - 07:00 07:00 - 08:00 29 35 0.069 29 35 0.280 29 35 0.349 08:00 - 09:00 29 35 0.136 29 35 0.373 29 35 0.509 09:00 - 10:00 29 35 0.149 29 35 0.159 29 35 0.308 10:00 - 11:00 29 35 0.119 29 35 0.141 29 35 0.260 11:00 - 12:00 29 35 0.142 29 35 0.135 29 35 0.277 12:00 - 13:00 29 35 0.164 29 35 0.162 29 35 0.326 13:00 - 14:00 29 35 0.168 29 35 0.174 29 35 0.342 14:00 - 15:00 29 35 0.142 29 35 0.198 29 35 0.340 15:00 - 16:00 29 35 0.237 29 35 0.173 29 35 0.410 16:00 - 17:00 29 35 0.288 29 35 0.178 29 35 0.466 17:00 - 18:00 29 35 0.332 29 35 0.161 29 35 0.493 18:00 - 19:00 29 35 0.223 29 35 0.159 29 35 0.382 19:00 - 20:00 20:00 - 21:00 21:00 - 22:00 22:00 - 23:00 23:00 - 24:00 Total Rates: 2.169 2.293 4.462

This section displays the trip rate results based on the selected set of surveys and the selected count type (shown just above the table). It is split by three main columns, representing arrivals trips, departures trips, and total trips (arrivals plus departures). Within each of these main columns are three sub-columns. These display the number of survey days where count data is included (per time period), the average value of the selected trip rate calculation parameter (per time period), and the trip rate result (per time period). Total trip rates (the sum of the column) are also displayed at the foot of the table.

To obtain a trip rate, the average (mean) trip rate parameter value (TRP) is first calculated for all selected survey days that have count data available for the stated time period. The average (mean) number of arrivals, departures or totals (whichever applies) is also calculated (COUNT) for all selected survey days that have count data available for the stated time period. Then, the average count is divided by the average trip rate parameter value, and multiplied by the stated calculation factor (shown just above the table and abbreviated here as FACT). So, the method is: COUNT/TRP*FACT. Trip rates are then rounded to 3 decimal places. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 8 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

The survey data, graphs and all associated supporting information, contained within the TRICS Database are published by TRICS Consortium Limited ("the Company") and the Company claims copyright and database rights in this published work. The Company authorises those who possess a current TRICS licence to access the TRICS Database and copy the data contained within the TRICS Database for the licence holders' use only. Any resulting copy must retain all copyrights and other proprietary notices, and any disclaimer contained thereon.

The Company accepts no responsibility for loss which may arise from reliance on data contained in the TRICS Database. [No warranty of any kind, express or implied, is made as to the data contained in the TRICS Database.]

Parameter summary

Trip rate parameter range selected: 6 - 98 (units: ) Survey date date range: 01/01/10 - 20/11/18 Number of weekdays (Monday-Friday): 29 Number of Saturdays: 0 Number of Sundays: 0 Surveys automatically removed from selection: 3 Surveys manually removed from selection: 0

This section displays a quick summary of some of the data filtering selections made by the TRICS® user. The trip rate calculation parameter range of all selected surveys is displayed first, followed by the range of minimum and maximum survey dates selected by the user. Then, the total number of selected weekdays and weekend days in the selected set of surveys are show. Finally, the number of survey days that have been manually removed from the selected set outside of the standard filtering procedure are displayed. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 9 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

This graph is a visual representation of the trip rate calculation results screen. The same time periods and trip rates are displayed, but in addition there is an additional column showing the percentage of the total trip rate by individual time period, allowing peak periods to be easily identified through observation. Note that the type of count and the selected direction is shown at the top of the graph. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 10 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

This graph is a visual representation of the trip rate calculation results screen. The same time periods and trip rates are displayed, but in addition there is an additional column showing the percentage of the total trip rate by individual time period, allowing peak periods to be easily identified through observation. Note that the type of count and the selected direction is shown at the top of the graph. TRICS 7.5.4 030219 B18.58 Database right of TRICS Consortium Limited, 2019. All rights reserved Monday 11/02/19 Page 11 Optima Highways and Transportation Infirmary Street Leeds Licence No: 750701

LAND TO THE SOUTH OF SKELLOW LANE SKELLOW DN6 8JL

Date of enquiry: 02 January 2019 Date enquiry received: 02 January 2019 Issue date: 02 January 2019

Our reference: 61002372606001 Your reference: JNC/KCS001/13 CON29M Non-Residential Mining Report

This report is based on, and limited to, the records held by the Coal Authority, at the time we answer the search.

Client name SearchFlow Limited

Enquiry address LAND TO THE SOUTH OF, SKELLOW LANE, SKELLOW, DN6 8JL

How to contact us

Approximate position of property 200 Lichfield Lane Reproduced by permission of Mansfield Ordnance Survey on behalf of Nottinghamshire HMSO. © Crown copyright and NG18 4RG database right 2019. All rights reserved. www.groundstability.com Ordnance Survey Licence number: 100020315 /company/the-coal-authority /thecoalauthority /coalauthority

Has the search report highlighted evidence or potential of

1 Past underground coal mining Yes

2 Present underground coal mining No

3 Future underground coal mining Yes

4 Mine entries No

5 Coal mining geology No

6 Past opencast coal mining No

7 Present opencast coal mining No

8 Future opencast coal mining No

9 Coal mining subsidence No

10 Mine gas No

11 Hazards related to coal mining No

12 Withdrawal of support Yes

13 Working facilities order No

14 Payments to owners of former copyhold land No

For detailed findings, please go to page 4.

1. Past underground coal mining The property is in a surface area that could be affected by underground mining in 3 seams of coal at 600m to 800m depth, and last worked in 1968.

Any movement in the ground due to coal mining activity associated with these workings should have stopped by now.

2. Present underground coal mining The property is not within a surface area that could be affected by present underground mining.

3. Future underground coal mining The property is not in an area where the Coal Authority has received an application for, and is currently considering whether to grant a licence to remove or work coal by underground methods.

The property is not in an area where a licence has been granted to remove or otherwise work coal using underground methods.

The property is not in an area likely to be affected from any planned future underground coal mining.

However, reserves of coal exist in the local area which could be worked at some time in the future.

No notices have been given, under section 46 of the Coal Mining Subsidence Act 1991, stating that the land is at risk of subsidence.

4. Mine entries There are no known coal mine entries within, or within 20 metres of, the boundary of the property.

5. Coal mining geology The Coal Authority is not aware of any damage due to geological faults or other lines of weakness that have been affected by coal mining.

© The Coal Authority Page 4 of 8 CON29M Non-Residential Mining Report, reference 61002372606001 6. Past opencast coal mining The property is not within the boundary of an opencast site from which coal has been removed by opencast methods.

7. Present opencast coal mining The property does not lie within 200 metres of the boundary of an opencast site from which coal is being removed by opencast methods.

8. Future opencast coal mining There are no licence requests outstanding to remove coal by opencast methods within 800 metres of the boundary.

The property is not within 800 metres of the boundary of an opencast site for which a licence to remove coal by opencast methods has been granted.

9. Coal mining subsidence The Coal Authority has not received a damage notice or claim for the subject property, or any property within 50 metres of the enquiry boundary, since 31 October 1994.

There is no current Stop Notice delaying the start of remedial works or repairs to the property.

The Coal Authority is not aware of any request having been made to carry out preventive works before coal is worked under section 33 of the Coal Mining Subsidence Act 1991.

10. Mine gas The Coal Authority has no record of a mine gas emission requiring action.

11. Hazards related to coal mining The property has not been subject to remedial works, by or on behalf of the Coal Authority, under its Emergency Surface Hazard Call Out procedures.

12. Withdrawal of support The property is in an area where a notice to withdraw support was given in 1989.

The property is not in an area where a notice has been given under section 41 of the Coal Industry Act 1994, cancelling the entitlement to withdraw support.

13. Working facilities order The property is not in an area where an order has been made, under the provisions of the Mines (Working Facilities and Support) Acts 1923 and 1966 or any statutory modification or amendment thereof.

14. Payments to owners of former copyhold land

© The Coal Authority Page 5 of 8 CON29M Non-Residential Mining Report, reference 61002372606001 The property is not in an area where a relevant notice has been published under the Coal Industry Act 1975/Coal Industry Act 1994.

© The Coal Authority Page 6 of 8 CON29M Non-Residential Mining Report, reference 61002372606001 Additional remarks Information provided by the Coal Authority in this report is compiled in response to the Law Society’s CON29M Coal Mining enquiries. The said enquiries are protected by copyright owned by the Law Society of 113 Chancery Lane, London WC2A 1PL. This report is prepared in accordance with the Law Society’s Guidance Notes 2018, the User Guide 2006 and the Coal Authority’s Terms and Conditions applicable at the time the report was produced.

Disclaimer The Coal Authority owns the copyright in this report and the information used to produce this report is protected by our database rights. All rights are reserved and unauthorised use is prohibited. If we provide a report for you, this does not mean that copyright and any other rights will pass to you. However, you can use the report for your own purposes.

Alternative formats If you would like this report in an alternative format, please contact our communications team.

Key Approximate position of enquiry boundary shown

How to contact us Reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2019. All rights (International) reserved.

200 Lichfield Lane Ordnance Survey Licence number: 100020315 Mansfield Nottinghamshire NG18 4RG www.groundstability.com

/company/the-coal-authority /thecoalauthority /coalauthority

Land off Ings Lane, Skellow, South Yorkshire Heritage Impact Assessment

Client: KCS Development Ltd

Local Planning Authority: Metropolitan Borough of Doncaster Planning Reference: N/A NGR: SE 3521 0074

Date of Report: February 2019 Author: Jim Bonnor Report No.: KCS15-01

Prospect Archaeology Ltd, Prospect House, Garden Lane, Sherburn-in-Elmet, Leeds, North Yorkshire LS25 6AT. Tel Email . www.prospectarc.com Limited company registered in England 07130161 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

CONTENTS

LIST OF FIGURES ...... I LIST OF PLATES ...... II EXECUTIVE SUMMARY ...... 1 1.0 INTRODUCTION ...... 2 2.0 SITE DESCRIPTION ...... 2 3.0 GEOLOGY AND TOPOGRAPHY ...... 2 4.0 LEGISLATION AND PLANNING POLICY CONTEXT ...... 2 5.0 ASSESSMENT METHODOLOGY AND SIGNIFICANCE CRITERIA ...... 9 6.0 BASELINE CONDITIONS ...... 10 7.0 ASSESSMENT...... 13 8.0 CONCLUSIONS ...... 14 9.0 REFERENCES ...... 15 10.0 FIGURES ...... 16 11.0 PLATES ...... 26

Every effort has been made to ensure the accuracy of reporting and appropriateness of recommendations. This report is based on information available at the time of writing, from the sources cited. It does not preclude the potential for future discoveries to be made, or for other unidentified sources of information to exist that alter the potential for archaeological impact. Any opinions expressed within this document reflect the honest opinion of Prospect Archaeology. However, the final decision on the need for further work rests with the relevant planning authority. © Prospect Archaeology 2019

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List of Figures Figure 1: Site Location Map (source OS Opendata) ...... 17 Figure 2: Location Map showing Designated Heritage Assets within 250m of the site ...... 18 Figure 3: Ordnance Survey 1854, 1:10,650 ...... 19 Figure 4: Ordnance Survey 1893, 1:2500 ...... 20 Figure 5: Ordnance Survey 1906, 1:2500 ...... 21 Figure 6: Ordnance Survey 1932, 1:2500 ...... 22 Figure 7 Ordnance Survey 1961 1:2500 ...... 23 Figure 8 Ordnance Survey 1978 1:2500 ...... 24 Figure 9: Initial sketch of possible development ...... 25

List of Plates Plate 1: View across the site from the southeast corner, looking north ...... 27 Plate 2: Enhanced view from Plate 1 location looking toward the Conservation Area and listed barns NHL1286973 and NHL1314854 ...... 27 Plate 3: View west along Skellow Road and the entrance to the Conservation Area in the distance...... 28 Plate 4: Looking south along South Farm Drive toward the northwest corner of the site. Listed building NHL1286973 visible on the right...... 28 Plate 5: View further along South Farm Drive looking toward the site. The gable of listed building NHL1314854 is visible on the right ...... 29 Plate 6: Listed Building NHL1314854 ...... 29 Plate 7: Looking north from the site along the edge of the Conservation Area...... 30 Plate 8: Looking northwest toward the Conservation Area and scheduled asset 1012588 beyond ...... 30 Plate 9: Looking west along Skellow Road to Cross Hill from within the Conservation Area. The market cross (NHL1011853) is on the right, the motte of Cromwell’s Batteries (NHL1012588) behind the wall on the left...... 31 Plate 10 Looking East across the Market Cross (NHL1011853) along Cross Hill...... 31 Plate 11 Looking southeast across the motte of scheduled asset NHL1012588 ...... 32

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Executive Summary This report is an assessment of the potential heritage constraints to residential development at Land off Ings Lane Skellow, South Yorkshire. Prospect Archaeology Ltd has prepared the report on behalf of KCS Developments Ltd.

This report has been prepared to consider the suitability of allocation of the site in the Doncaster Local Development Framework in terms of its effects on the historic environment and particularly Built Heritage assets. The significance of the assets is considered along with the contribution their setting makes to that significance and how allocation of the site might impact on that significance. A brief assessment of the archaeological potential is also included. A site visit was made to assess the relationship of the site with heritage assets and their setting.

Six designated assets have been identified within the study area. These include two grade II listed barns, a grade II listed house, a listed (grade II) and scheduled medieval cross base, earthworks of a scheduled motte and bailey castle and the Buttercross Conservation Area. There is a Moderate potential for archaeological remains within the site.

There will be a Negligible indirect effect on the Buttercross Conservation Area and the two listed barns in South Farm Drive. Consideration could be given to planting and sensitive design and materials to maintain/enhance the setting of the Conservation Area. Archaeological remains should not represent a constraint to development and can be dealt with through the planning process.

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1.0 Introduction 1.1.1 Prospect Archaeology Ltd has been appointed by KCS Development Ltd to prepare a heritage impact assessment to assess the cultural heritage impact relating to the potential allocation for residential development of Land off Ings Lane, Skellow, South Yorkshire. This report considers the known and suspected built heritage and archaeological remains lying within and adjacent to the proposed site.

2.0 Site Description 2.1.1 The site is approximately 3.85 hectares in size, located on the southern limits of the village, to the rear of properties fronting Skellow Road, centred at SE 5321 1014. The site is an arable field flanked by a track and thick belt of deciduous trees along the western boundary, which separate it from the pasture/scrub and trees on former playing fields beyond. To the south is more arable land and Ings Lane to the east, both separated by a mature hedge. A site visit was undertaken on 6th April 2018 by Jim Bonnor. The site was ploughed and under a young crop.

3.0 Geology and Topography 3.1.1 The site is located on rising ground east of the River Skell and north of the Ea Brook. It is gently sloping from over 18m AOD in the west and north to 13m in the southeast corner. The slope steepens as it nears the north western boundary of the site.

3.1.2 The site is situated on Edlington Formation Mudstone. In the southern part of the site these deposits are overlain by glacial sands. To the north, the village is largely situated on Brotherton Formation Limestone.

4.0 Legislation and Planning Policy Context

4.1 Legislative Framework

Ancient Monuments and Archaeological Areas Act 1979 (AMAAA) 4.1.1 The Act is the primary legislation protecting archaeological remains within the United Kingdom. It identifies as a duty of the Secretary of State the need to compile and maintain a schedule of ancient monuments of national importance, to allow for their preservation, so far as possible, in their current (at the time of scheduling) state.

4.1.2 A statement setting out current Government policy on the identification, protection, conservation and investigation of nationally important (both scheduled and nationally important non-scheduled) ancient monuments was published in October 2013 (DCMS 2013).

4.1.3 Where works to scheduled monuments are proposed for development-related purposes, the Secretary of State has particular regard to the following principles:

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• Only in wholly exceptional cases will consent be granted for works could result in substantial harm to, or loss of, the significance of a Scheduled Monument; and

• In cases that would lead to less than substantial harm to the significance of a Scheduled Monument the harm will be weighed against the public benefits of the proposal (DCMS 2013, para 20).

4.1.4 This legislative position is directly reflected in the National Planning Policy Framework (NPPF) which states that “Where a proposed development will lead to substantial harm to (or total loss of significance of) a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh that harm or loss…” (NPPF, para 195), and “Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use” (NPPF, para 196).

4.1.5 Where consent is granted for works that could result in harm to, or loss of, the significance of a Scheduled Monument, conditions are expected to be imposed that provide for recording of information that adds to our understanding of the significance of that monument. Those conditions are likely to be designed to ensure that:

• the project design seeks to further the objectives of relevant international or national research frameworks;

• use is made of appropriately skilled teams with the resources to fully implement the project design to relevant professional standards (such as those published by the Institute for Archaeologists);

• the project design provides for the full analysis, publication and dissemination of the results, including the deposition of reports in the relevant Historic Environment Record (HER), to a set timetable; and

• provision is made in the project design for the conservation and deposition of the site archive with a local museum or other public depository willing to receive it (DCMS 2013, para 21).

Planning (Listed Buildings and Conservation Areas) Act 1990 4.1.6 Section 66 of the Planning (Listed Buildings and Conservation Areas) Act (1990) highlights the importance of built heritage and Listed Buildings within the planning system. With regard to the Local Planning Authority’s (LPA) duty regarding listed buildings in the planning process, it states that:

“In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the

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Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”.

4.1.7 In addition, Section 72 of the Act emphasises the value of Conservation Areas in built heritage planning. In relation to the duties and powers of the LPA, it provides that:

“With respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area”.

The National Planning Policy Framework (NPPF) 2018 4.1.8 This replaces all previous Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs) and revises the NPPF 2012.

4.1.9 Section 16 provides policy on ‘Conserving and enhancing the historic environment’. Planning decisions have to be made from a position of knowledge and understanding with respect to the historic environment. Paragraph 189 states:

“In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impacts of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation”.

4.1.10 In paragraph 192, it is made clear that a balance must be sought, on the one hand sustaining and enhancing the significance of heritage assets and the positive contribution that they can make to communities, and on the other in considering the positive contribution that a new development could make to local character and distinctiveness.

4.1.11 The impact on a heritage asset should be assessed in terms of the significance of that asset; the greater the significance, the greater weight should be given in that assessment. Any harm to, or loss of, the significance of a designated asset should require clear and convincing justification. Where substantial harm or loss is predicted, approval should be given only in exceptional circumstances for Grade II listed buildings, parks or gardens. For heritage assets of higher importance (Grade II* & I listed buildings and parks & gardens, scheduled monuments, protected wreck sites, battlefields and World Heritage Sites) approval for proposed developments that cause substantial harm should be ‘wholly exceptional’ (para 194). In all cases the harm must be weighed against the public benefit (para 195).

4.1.12 As a footnote to para 194 the NPPF states that:

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“Non-designated heritage assets of archaeological interest, which are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets.”

4.1.13 As is reflected in the DCMS 2013 statement on Government policy, it is made clear that undesignated heritage assets of national importance should be afforded the same consideration as designated assets of equivalent significance:

“The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset” (para 197);”

4.1.14 In addition para 187 states that:

“Local planning authorities should maintain or have access to a historic environment record. This should contain up-to-date evidence about the historic environment in their area and be used to:

a) assess the significance of heritage assets and the contribution they make to their environment; and

b) predict the likelihood that currently unidentified heritage assets, particularly sites of historic and archaeological interest, will be discovered in the future. This replaces all previous Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs).

4.1.15 Among the core planning principles, provision is made to “conserve heritage assets in a manner appropriate to their significance, so that they can enjoyed for their contribution to the quality of life of this and future generations” (CLG 2012, para 17).

4.1.16 Section 12 provides policy on ‘Conserving and enhancing the historic environment’. Planning decisions have to be made from a position of knowledge and understanding with respect to the historic environment. Paragraph 128 states: “In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impacts of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation”.

4.1.17 In paragraph 131, it is made clear that a balance must be sought, on the one hand sustaining and enhancing the significance of heritage assets and the positive contribution that they can make to communities, and on the other in considering the positive contribution that a new development could make to local character and distinctiveness.

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4.1.18 The impact on a heritage asset should be assessed in terms of the significance of that asset; the greater the significance, the greater weight should be given in that assessment. A distinction is made between ‘substantial’ and ‘less than substantial’ harm. Where substantial harm or loss to is predicted, approval should be given only in exceptional circumstances for Grade II listed buildings, parks or gardens. For heritage assets of higher importance (Grade II* & I listed buildings and parks & gardens, scheduled monuments, protected wreck sites, battlefields and World Heritage Sites) approval for proposed developments that cause substantial harm should be ‘wholly exceptional’ (para 132). In all cases the harm must be weighed against the public benefit (paras 133 & 134).

4.1.19 As is reflected in the DCMS 2013 statement on Government policy, it is made clear that undesignated heritage assets of national importance should be afforded the same consideration as designated assets of equivalent significance:

“Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets” (para139).

National Planning Practice Guidance (2014) 4.1.20 The National Planning Practice Guidance (NPPG) was published by the Department for Communities and Local Government in March 2014 and provides guidance for planners and communities which will help deliver high quality development and sustainable growth in England. In terms of heritage, guidance entitled ‘Conserving and enhancing the historic environment’ sets out information with respect to the following:

• the recognition of the appropriate conservation of heritage assets forming one of the ‘Core Planning Principles’ that underpin the planning system;

• what the main legislative framework for planning and the historic environment is (Planning (Listed Buildings and Conservation Areas) Act 1990; Ancient Monuments and Archaeological Areas Act 1979; and Protection of Wrecks Act 1973);

• a definition of ‘significance’;

• why significance is important in decision-taking;

• the considerations of designated and non-designated assets;

• the identification of non-designated heritage assets; and

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• the considerations for when applications for planning permission are required to consult or notify English Heritage.

Non-Statutory Guidance

English Heritage Conservation Principles Policies and Guidance (EH 2008) defines the setting of historic assets as: -

“…the surroundings in which a place is experienced, its local context, embracing present and past relationships to the adjacent landscape…”

4.1.21 EH draws a distinction between ‘setting’ and ‘context’ (paragraphs 76 and 77) and the document makes it clear that whereas ‘setting’ involves a localised area, ‘context’ is a wider concept involving “any relationship between a place and other places, relevant to the values of that place”.

4.1.22 Heritage values are considered under four main headings

• Evidential Value derives from the potential for a place to yield evidence about past human activity

• Historical Value derives from the ways in which past, people and events can be connected through a place to the present

• Aesthetic value derives from the ways in which people draw sensory and intellectual stimulation from a place.

• Communal value derives from the meanings of a place for the people who relate to it.

4.1.23 The historic built environment is assessed in accordance with the procedures set out in Historic England Advice Notes. Of particular significance in this report is The Setting of Heritage Assets, Historic Environment Good Practice Advice in Planning: 3 (2nd Edition) (Historic England 2015). Within this document a staged approach is proposed:

Step 1: identify which heritage assets and their settings are affected

Step 2: assess whether, how and to what degree these settings make a contribution to the significance of the heritage asset

Step 3: assess the effects of the proposed development, whether beneficial or harmful, on that significance

Step 4: explore the way to maximise enhancement and avoid or minimise harm

Step 5: make and document the decision and monitor outcomes

4.2 Local Policy Guidance 4.2.1 The Doncaster Core Strategy – part of the Local Development Framework – contains an overarching policy on the Historic Environment:

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Policy CS15: Valuing Our Historic Environment

Doncaster’s historic environment will be preserved, protected or enhanced in accordance with the principles set out below.

A) Proposals and initiatives will be supported which preserve and, where appropriate, enhance the heritage significance and setting of the borough’s heritage assets, especially those elements which contribute to the distinct identity of the borough. These include:

1. the nationally-important waterlogged archaeological remains at Sutton Common, Thorne Moor, and Hatfield Moor;

2. the Roman camps and settlements, motte and bailey castles, historic houses, historic parks and gardens and villages, with special regard to those along the Southern Magnesian Limestone Ridge;

3. the Georgian townscape and the railway and racing heritage of Doncaster, its historic grain, including its street layouts and plot sizes;

4. the borough’s historic market towns such as Thorne, Hatfield, Bawtry, and Tickhill; and;

5. early twentieth century suburban developments, including planned colliery villages.

B) Proposals will be supported which protect or enhance the heritage significance and setting of locally identified heritage assets such as buildings of local architectural or historic interest, locally important archaeological sites and parks and gardens of local interest.

C) Proposals will be supported which respect and enhance key views and vistas, especially of the spires and towers of Doncaster’s historic churches, particularly St George’s Minster and Christ Church in Doncaster town centre.

In addition, Doncaster has a number of policies saved from the Unitary Development Plan, Adopted on 21 July 1998. These include:

Env 25

Within conservation areas, as defined on the proposals map, new development including alterations and extensions to, and changes of use of, existing buildings will be expected to preserve or enhance the character or appearance of the area. Development will not be permitted if it would detract from the character or appearance of the area by virtue of its nature, height, density, form, scale, materials or design or by the removal of trees or other important landscape features. Outline planning permission will not normally be granted for proposals in conservation areas. The desirability of preserving or enhancing the character or appearance of a conservation area will be a material consideration when dealing with proposals for new development outside a conservation area which would affect its setting or views into or out of the area.

ENV 34

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Planning permission will not normally be granted for development which would adversely affect the setting of a listed building by virtue of its nature, height, form, scale, materials or design or by the removal of trees or other important landscape features. Outline planning permission will not normally be granted for proposals likely to affect the setting of a listed building. Development proposals within the grounds of a listed building must demonstrate that the land to be developed is surplus to the requirements to the listed building.

ENV 36

Where the information about the archaeology of a site is insufficient to determine a planning application, the applicant will be required to provide an archaeological evaluation of the site to the satisfaction of the borough council.

ENV 37

Development which would have a significant adverse effect on an archaeological site of national importance (whether scheduled or not), its character or its setting will not normally be allowed. In determining development proposals affecting sites of local archaeological importance, the desirability of preserving the site and its setting will be an important consideration.

ENV 38

Where development is to be allowed which would impinge on an archaeological site, planning permission will, depending upon the importance of the site and opportunities for preservation, be subject to: a) conditions to ensure preservation of the archaeology in situ and/or b) conditions to ensure an adequate record of the site is made by an archaeological body approved by the borough council.

5.0 Assessment Methodology and Significance Criteria

5.1 Designated Assets 5.1.1 Designated assets includes listed buildings, conservation areas, registered parks and gardens, and scheduled monuments. All statutorily protected heritage assets are of national importance. The particular considerations used by the Secretary of State when determining whether sites of all types are suitable for statutory designation through scheduling are set out in Scheduled Monuments: identifying, protecting, conserving and investigating nationally important archaeological sites under the Ancient Monuments and Archaeological Areas Act 1979 (DCMS, March 2010). These considerations (generally referred to as the non-statutory criteria) are under the following headings: period; rarity and representativity; documentation; group value; survival/ condition; and potential. These are discussed in more detail in the Historic England Scheduling Selection Guides (most relevant for this site being Settlement sites to 1500, Religion and Ritual Post-AD 410 and Pre-1500 Military Sites).

5.1.2 The impact assessment has been based on a ‘study area’ extending 250m from the boundary of the proposed development. The National Heritage List for England, the Heritage Gateway

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(http://www.heritagegateway.org.uk/gateway) and the Doncaster Metropolitan Borough Council website (http://www.doncaster.gov.uk) were consulted to establish the presence of nationally and locally designated heritage assets as well as any non-designated assets. Those designated sites (prefixed NHL) identified are shown on Figure 1 and listed in Table 1. Historic mapping was also examined to establish the historic context of the assets.

5.1.3 Each asset was visited (where possible) and the potential for the proposed development to affect the setting of the asset (focusing both on inter-visibility between the site and the asset and on the joint visibility from shared viewpoints) was then considered. Based on a consideration of the potential scale and extent of the development, and the local topographic situation of the site.

5.1.4 The concluding chapter of this document summarises the findings and provides an opinion on the potential for archaeological remains to be identified, the likely importance of such remains should they exist and the likely impact of the proposed development.

6.0 Baseline Conditions 6.1.1 Skellow is a Domesday settlement in the parish of Owston with its original focus around the junction of Cross Hill and Skellow Road – an area known as Old Skellow - where sits the cross base known locally as the Butter Cross and the remains of the motte and bailey castle, known as Cromwell’s Batteries. Historic mapping shows that the old settlement has never been large, consisting of a number of larger properties, some with outbuildings, clustered around the cross roads. The name Skellow comes from the Anglian/Old West Scandinavian term for a temporary shelter (sheiling) in a valley or island in a marsh (http://kepn.nottingham.ac.uk/map/place/Yorkshire%20WR/Skellow). Skellow Old Hall, now a nursing home, was reportedly built around 1642 (https://doncasterhistory.wordpress.com/local- history-2/skellow-hall/).

6.1.2 The scale of the settlement was entirely altered in the early 20th century by the establishment of extensive estates to the east of the old settlement; social housing associated with workers in the mining industry, mostly north of Skellow Road, and included various amenities. By 1961 residential development had been expanded along Skellow Road north of the site and South Farm had been expanded on land to the east of the listed barns. Development along Ings Lane began in earnest during the 1980s and the land around South Farm Drive was developed for housing before 2000.

6.2 Designated Heritage Assets 6.2.1 There are five designations within the study area. The closest of these is the Buttercross Conservation area which abuts the northwest corner of the site. It is based around the old market cross (NHL1011853) and is broadly linear, stretching along Cross Hill and Skellow Road, from the bridge over the river Skell in the west, to South Farm Drive in the East. To the south it encompasses the land and properties fronting Skellow Road, including Skellow Hall and Skellow Gardens, while

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to the north it stretches along Buttercross to include Buttercross Barn. All the other designated assets are contained within it.

6.2.2 The predominant building material is limestone, which is rendered on some buildings, and the roofing is predominantly slate or clay pantile. As well as the listed buildings the area includes a number of historic buildings in similar materials, notably The Old Granary and Bridge House on Cross Hill. Some of the houses have associated outbuildings, such as The Old Granary and South Farm House (NHL1151513) on Buttercross, which, along with the limestone boundary walls, lend quite an agricultural feel.

6.2.3 Limestone boundary walls are an important and extensive feature of the conservation area, flanking the Cross Hill/Skellow Road along almost its entire length, as well as along the eastern and western sides of Buttercross and Crossfield Lane. These walls contain features such as old gate posts and can be over six-foot-tall round Skellow Hall, which, along with the perimeter of mature trees, is largely hidden from the street. The conservation area is well endowed with mature trees, particularly to the south. There is inter-visibility between the Conservation Area and the Site, notably along South Farm Drive.

6.2.4 The same access gives views from and to the grade II listed barns: NHL1314854 and NHL1286973, which stand 42m and 72m respectively off the north-western corner of the site to the north.

6.2.5 The market cross, standing at the junction of Cross Hill and Skellow Road, is both a grade II listed structure (NHL1314833) and a scheduled monument (NHL1011853). Its location, 171m to the north-northwest of the site, is not visible from the site and the substantial buildings and walls along Skellow Road and South Farm Drive also block views from the asset to the site.

6.2.6 Surrounding the junction bearing the cross are three scheduled areas which denote the surviving upstanding earthworks of the motte and bailey castle known as Cromwell’s Batteries (NHL1012588). The closest of the areas is the c.5m high motte, situated amongst a mature spinney of trees in the grounds of Skellow Old Hall, 180m to the northwest. The motte is not discernible from the site and, while access to the motte was not possible, it is difficult to see how the intervening buildings and trees would permit a significant view across the site from the top of the motte. The other sections of earthworks, forming the remains of the bailey and ramparts, survive in pasture and gardens to the north and west. They survive to c.3m in height and cannot be seen from the site. They have an interdependent setting which also encompasses the scheduled cross, Old Skellow Hall and surrounding cottages. The context of the castle is its strategic location on high ground overlooking the junction of the Skell and Old Ea Brook to the south and presumably the crossing of the Skell to the west.

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6.2.7 The final designated site is the grade II listed South Farm House (NHL1151513). The building is situated on Buttercross and is not visible from the site. Intervening buildings restrict views from the house to the site and its setting is limited to its immediate surroundings.

Table 1 Designated Heritage Assets within 250m of the site

NHL No Name / description Grade

1012588 Cromwell's Batteries motte and bailey castle SM

1011853 Skellow market cross SM

1314833 Base of cross at junction with Cross Hill and Skellow Road II

1286973 Barn alongside footpath immediately to west of premises of II Denbar Potatoes

1314854 Barn end on to footpath immediately to west of premises of II Denbar Potatoes

1151513 South Farm House II

CA Buttercross Conservation Area CA

Step 2: Assessment of contribution of setting 6.2.8 The significance of the Conservation Area lies principally in its distinctive and coherent architectural and aesthetic character, reflecting local building traditions and settlement pattern. There is evidential value in its historic core, possessing nationally important monuments and archaeological evidence within them, particularly relating to wider national themes - such as castle construction - as well as the historic development of the settlement. Historically the area has association with Oliver Cromwell and the Civil War through local tradition relating to the scheduled earthworks.

6.2.9 The view through the site toward the Conservation Area is generally restricted by a lack of public access to the southern part of the field (Plates 1 and 2). A double bank of trees along the western border of the site obscures the majority of the Conservation Area from this direction (Plate 1). The building elements most readily visible from this direction are the rear elevations of the housing estate on South Farm Drive. While the new houses have a facing of limestone, side and rear elevations are red brick (Plates 7 and 8), so that the only appreciable view of the Conservation Area from the site is up South Farm Drive, looking toward the listed barns NHL1286973 and NHL1314854 from the northwest corner of the site (Plate 7). The former is an agricultural barn, probably with a 16th-17th century core and timber framing encased in rubble magnesian limestone with triangular vents and a pantile roof (Plate 6). Barn NHL1314854 is of similar construction

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(Plate 4). Both have been converted to dwellings and sit within a new estate of sympathetic materials so that from a distance it is difficult to discern the listed buildings.

6.2.10 The listed barns form part of the aesthetic, architectural and evidential significance of the Conservation Area. However, they retain no agricultural context, sitting within a modern estate. They still retain a connection with Skellow Old Hall – historic mapping would suggest the two were connected - by virtue of some inter-visibility, though this is not easily appreciated due to intervening buildings and walls. The principal appreciation of these buildings is from Skellow Road and South Farm Drive itself (Plate 5).

6.3 Map Regression

Ordnance Survey 1854, 1:10,650 (Figure 3) 6.3.1 There is no development within the site. Development within the settlement is limited to the area surrounding the cross and road junction, between South Farm in the east and the bridge to the west.

Ordnance Survey 1893 (1:2500) (Figure 4) 6.3.2 No significant change.

Ordnance Survey 1906 (1:2,500) (Figure 5) 6.3.3 No significant change.

Ordnance Survey 1932 (1:2,500) (Figure 6) 6.3.4 Extensive social housing has been built to the east of the old settlement.

Ordnance Survey 1961 (1:2500) (Figure 7). 6.3.5 Piecemeal development has occurred to the east of the old settlement, particularly along the northern boundary of the site.

Ordnance Survey 1978/9 (1:10,000) (Figure 8). 6.3.6 No significant change.

Ordnance Survey 1978/9 (1:10,000) (Figure 11). 6.3.7 No significant change.

7.0 Assessment

7.1 Designated Assets

Step 3: Effects of proposed development 7.1.1 The site is to be proposed for residential development. This would be limited to the northern area of the site (Figure 9). All matters of detail would be subject to planning approval.

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7.1.2 There will be no direct impact on any designated assets. The site would be visible from the Conservation Area along South Farm Drive and from the listed buildings on this street as well as some modern buildings. However, the new housing has already divorced the buildings from any agricultural setting and the brick elevations of the new housing diminish the impact of the character of the Conservation Area both to and from the direction of the site. Mature trees screen the site from the rest of the Conservation Area. It is not considered that development on the site would have anything but a Negligible indirect effect on the setting of the listed buildings or Conservation Area.

Step 4: Enhancement / Avoiding Harm 7.1.3 Any negative effect on the views from the Conservation Area can be further reduced by tree planting and use of appropriate building materials to continue the impression offered by South Farm Drive if so desired.

Step 5: Conclusions 7.1.4 The site does not contain any designated sites. The site is adjacent to the Conservation Area and within sight of two listed buildings. Due to existing trees and new development it is considered that any development on the proposed site will have no more than a Negligible indirect effect on those assets sharing views with the site.

7.2 Archaeological Potential 7.2.1 The site contains no known archaeological assets. Within 250m are only the medieval motte and bailey castle and medieval cross and the historic buildings of Old Skellow, though the site lies outside the historic core.

7.2.2 In the wider area there is cropmark and artefactual evidence for Iron Age and Roman period activity, including coins, enclosures, field systems and trackways, which are likely to be of no more than Regional significance. While there is, therefore, a Moderate potential for archaeological remains further archaeological investigation could be dealt with through the planning process.

8.0 Conclusions 8.1.1 The site does not contain any designated sites. The site is adjacent to the Conservation Area and within sight of two listed buildings. Due to existing trees and new development it is considered that any development on the proposed site will have no more than a Negligible indirect effect on those assets which share views with the site.

8.1.2 While the site has the potential to contain archaeological remains, notably of the Iron Age and Roman periods, there are no known assets that would be a constraint to development and further investigation of the archaeological potential could be dealt with through the planning process.

SkellowBHAFINAL 14 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

9.0 References

9.1 Published Documentary Sources DCMS, 2013 Scheduled Monuments & nationally important but non-scheduled monuments, Department for Culture Media and Sport

DC, 1998, Unitary Development Plan, Adopted on 21 July 1998, Doncaster Council

DC, 2012, Doncaster Council Core Strategy 2011-2028. Adopted May 2012 Doncaster Local Development Framework, Doncaster Council

Martin, G H & Williams, A, 2003 Domesday Book: A Complete Translation, Penguin Books

9.2 Cartographic / Archival Sources Ordnance Survey 1:2,500 1893, 1906, 1932, 1968,1978/9, 1983

Ordnance Survey 1:10,560 1854

9.3 Digital Sources http://ads.ahds.ac.uk/

https://opendomesday.org/place/SE5310/skellow/

http://mapapps.bgs.ac.uk/geologyofbritain/home.html

http://kepn.nottingham.ac.uk/map/place/Yorkshire%20WR/Skellow

http://www.heritagegateway.org.uk/gateway/

https://www.old-maps.co.uk

https://historicengland.org.uk/listing/the-list/

http://www.magic.gov.uk/

www.pastscape.org/homepage/

SkellowBHAFINAL 15 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

10.0 Figures

SkellowBHAFINAL 16 KCS Developments Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 1: Site Location Map (source OS Opendata)

SkellowBHAFINAL 17 KCS Developments Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 2: Location Map showing Designated Heritage Assets within 250m of the site along with Plate nos.

SkellowBHAFINAL 18 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 3: Ordnance Survey 1854, 1:10,650

SkellowBHAFINAL 19 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 4: Ordnance Survey 1893, 1:2500

SkellowBHAFINAL 20 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 5: Ordnance Survey 1906, 1:2500

SkellowBHAFINAL 21 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 6: Ordnance Survey 1932, 1:2500

SkellowBHAFINAL 22 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 7 Ordnance Survey 1961 1:2500

SkellowBHAFINAL 23 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 8 Ordnance Survey 1978 1:2500

SkellowBHAFINAL 24 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Figure 9: Initial sketch of possible development

SkellowBHAFINAL 25 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

11.0 Plates

SkellowBHAFINAL 26 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 1: View across the site from the southeast corner, looking north

Plate 2: Enhanced view from Plate 1 location looking toward the Conservation Area and listed barns NHL1286973 and NHL1314854

SkellowBHAFINAL 27 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 3: View west along Skellow Road and the entrance to the Conservation Area in the distance.

Plate 4: Looking south along South Farm Drive toward the northwest corner of the site. Listed building NHL1286973 visible on the right.

SkellowBHAFINAL 28 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 5: View further along South Farm Drive looking toward the site. The gable of listed building NHL1314854 is visible on the right

Plate 6: Listed Building NHL1314854

SkellowBHAFINAL 29 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 7: Looking north from the site along the edge of the Conservation Area.

Plate 8: Looking northwest toward the Conservation Area and scheduled asset 1012588 beyond

SkellowBHAFINAL 30 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 9: Looking west along Skellow Road to Cross Hill from within the Conservation Area. The market cross (NHL1011853) is on the right, the motte of Cromwell’s Batteries (NHL1012588) behind the wall on the left.

Plate 10 Looking East across the Market Cross (NHL1011853) along Cross Hill.

SkellowBHAFINAL 31 KCS Development Ltd Land off Ings Lane, Skellow Heritage Impact Assessment

Plate 11 Looking southeast across the motte of scheduled asset NHL1012588

SkellowBHAFINAL 32 LAND WEST OF INGS LANE SKELLOW DONCASTER DN6 8JL

April 2019 On behalf of KCS Development Ltd

CONTENTS

1.0 INTRODUCTION 1

2.0 SITE CONTEXT 3 Overview 3 Site Description 3 Accessibility 4 Flooding 4 Heritage 5 Mineral Safeguarding 5 Agricultural Land Classification 5 Landscape Character Assessment 5 Ecology 5 Planning history 5

3.0 PLANNING POLICY CONTEXT 7 National Planning Policy Framework (The Framework) (2019) 7 Emerging Policy 8 Local Plan Evidence Base 9

4.0 GREEN BELT REVIEW 12 Purpose 2: To prevent Neighbouring Towns from merging into one another 13 Purpose 3: To assist in Safeguarding the Countryside from Encroachment 13 Purpose 4: To preserve the setting and special character of historic towns 13 Purpose 5: Assists in urban regeneration, by encouraging the recycling of derelict and other urban land 14

5.0 SUSTAINABILITY ASSESSMENT 15 Sustainability of the Site 19

6.0 CONCLUSION 20

Site Representation: Land at Skellow, West of Ings Lane, Doncaster

1.0 INTRODUCTION

1.01 Carter Jonas LLP is instructed by KCS Development Ltd to prepare this submission for Land West of Ings Lane (the site), Skellow to support release from the current Green Belt classification and subsequent allocation for residential use through the emerging Doncaster Local Plan. This report should be read in conjunction with the technical and environmental reports and surveys commissioned to support this submission. If you have any queries regarding the site or this document, please contact Joel Gandhi ( or ) or Paul Leeming ( ).

1.02 Doncaster Council is progressing with the preparation of a new Local Plan for the District through to 2032, setting out how it will meet the objectively assessed development needs of the community and how this will be distributed across the District. A revised Local Development Scheme (LDS) was published in March 2019 following the commissioning of further evidence. The updated LDS sets out the following schedule for the preparation of the next stages of the Local Plan:

 Consideration of Draft Plan by Council - Late Spring 2019  Publication – Early Summer 2019  Submission – Late Autumn 2019  Examination in Public - Winter 2019  Inspector’s Report – Spring 2020  Adoption - Summer 2020

1.03 Consultation on initial draft sites and policies occurred in September /October 2018; the site was not submitted at that time as no promoter had been appointed. Until late 2018, Environment Agency mapping suggested part of the site to be within Flood Zone 3, however detailed investigation by JGP Engineers in 2018 underpinned by a site specific topographical survey confirms the majority of site within Flood Zone 1; Confirmation of this position by the Environment Agency is still pending. Therefore, it is considered an appropriate time to submit this site ahead of the finalisation of the plan document and its submission for Examination, with Environment Agency advice to follow.

1.04 Within the emerging Plan, the Council seeks to meet the objectively assessed development needs of the District including housing and to facilitate the delivery of at least 920 (net) new homes each year over the plan period (2015-2032). A settlement hierarchy is identified as the focus for accommodating this development, with the Council recognising that the Green Belt will need to be reviewed around some settlements to achieve a sustainable pattern of development. Carcroft and Skellow is provisionally identified as one of 10 Service Towns/Villages with a proposed minimum target of 250 new homes, based on the most recent evidence base. It is considered land west of Ings Lane can sustainably contribute to meeting part of that housing target.

1.05 This document sets out the suitability and appropriateness of the site in the context of the Council’s evidence base and assessment methodology in particular the Green Belt Review and Site Selection Methodology, as well as a comparison with the Sustainability Appraisal (objectives) which underpins the emerging Local Plan. This document should be read alongside other supporting information contained within the submission. These include:

 Heritage Impact Assessment (Prospect Archaeology);  Transport Appraisal (Optima Highways);  Coal Authority Search;  Mineral Resource Assessment (E3P);  Preliminary Utilities Services Map (MRB); and

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 1

 Revised Flood Mapping Boundary (JPG Group).

1.06 This remainder of this submission is structured as follows:

 Section 2 provides a context and description of the site;  Section 3 reviews the emerging planning policy context and national plan-making considerations;  Section 4 reviews the Green Belt using the Council’s Green Belt Review and Stage 3 assessments;  Section 5 considers the sustainability of the site against the emerging Local Plan objectives; and  Section 6 draws various conclusions.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 2

2.0 SITE CONTEXT

Overview

2.01 Skellow (along with the adjacent settlement of Carcroft) is a community of 8,500 people (2011 Census) immediately to the east of the A1 Great North Road and to the north of J38 A1M. It sits within a rural landscape some seven miles north of Doncaster.

2.02 Parts of the settlement along the main Skellow Road (B1220) date from the mid-1600s and include remnants from the English Civil War; although a motte and bailey castle suggest earlier settlement. These historical elements of the settlement are recognised with the designated Conservation Area; these are discussed further in the accompanying Heritage Statement. Much of the current form of the settlement is of twentieth century origin associated with the coal mining industry, along with more general suburban housing estates of the late twentieth century. Coal mining in the area at Bullcroft Colliery ceased in 1968.

2.03 Skellow (and Carcroft) is well served with schools, community facilities, open space, parks, local shops and larger supermarkets and there are major employment areas locally on the Carcroft Enterprise Park.

Site Description

2.04 As seen from the figure 1 below, the site lies south of Skellow Road (B1220), adjacent to Ings Lane in the south of Skellow, and accessed via Ings Lane or a pedestrian footpath from South Farm Drive.

Figure 1: Aerial view of Skellow with A1 road to west, proposed housing allocation site outlined in red (for reference only).

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 3

2.05 The site is approximately 2.5 ha (6.5 acres) in size and rectangular in shape. It is arable farmland which is currently fallow to pasture. The entire site is gently sloping towards the Old Ea Back watercourse to the south. Boundaries comprise a mix of thick woodland to the west, and hedging with mature trees to the south, forming a well-defined border around the site, albeit more broken and open along the (east) Ings Lane frontage. To the north the boundary is a mix of field hedge and (rear) garden boundary walls

2.06 There is modern residential development on two sides of the site, to the north (fronting Skellow Road) and to the east of Ings Lane, namely Humber Court and Humber Close. Immediately to the north east is the Skellow Social Club and the Skellow Local Centre which contains a range of small local shops, bakery, newsagents, a Post Office and services along with a small convenience store (one Stop Shop).

2.07 Vehicular and pedestrian access is available directly from the adopted public highway off - Ings Lane to the east and South Farm Drive to the north-west directly adjoining the property. A Local Authority search has confirmed the site is not crossed by any Public Rights of Way.

Accessibility

2.08 As described above there is potential to achieve a safe and appropriate access into the site from two locations with adopted highway along the entirety of the eastern site frontage, off Ings Lane. These matters have been appraised by Optima Highways (2019) including capacity issues on the local highway.

2.09 At Appendix 1 of this report a more detailed assessment has been given of accessibility to services and facilities by means other than the private car.

2.10 The report identifies that the site is immediately adjacent to the southern edge of Skellow Local Centre, and within an easy level walk to a range of existing essential services and facilities most within five or ten minutes. . The majority of Skellow is located within a 5 minute cycle journey of the site, however additional employment opportunities and facilities are located within a half hour bicycle ride such as Redhouse Interchange, Carcroft Enterprise Park and Wellsyke industrial Park.

2.11 Regular and frequent bus services are available along Skellow Road which provide up to 8 buses per hour (two way) Monday to Friday between Cantley, Doncaster and Askern (Instoneville). The nearest bus stops are on the Skellow Road in front of the Social Club; i.e. within 100m of the site

2.12 Adwick Interchange (AWK) is located approximately 2.5km south east of the Site off Adwick Lane providing access to local and regional rail services. There are lit footways leading to the station and both cycle and car parking facilities are provided. Adwick Interchange provides regular services to Leeds, Doncaster, Wakefield and Sheffield.

Flooding

2.13 Evidence from the Environment Agency has identified parts of Carcroft and Skellow as well as surrounding land as low-lying and with some areas located in Flood Zones 2 & 3, at highest vulnerability to the risk of flooding.

2.14 Site specific flood modelling carried out by JGP Group using 2018 Environment Agency data and a detailed topographical site survey are submitted alongside this report. These confirm the entire proposed housing allocation is located in Flood Zone 1, at lowest risk of flooding on the Environment Agency Flood Map. Part of the site not proposed as a housing allocation, directly to the south, is designated flood zone 3, the most severe risk of flooding and is proposed as public open space.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 4

Heritage

2.15 Six designated assets have been identified within close proximity to the site. These include two grade II Listed barns, a grade II Listed house, a Listed (grade II) and scheduled medieval cross base, earthworks of a scheduled motte and bailey castle, all within the Buttercross Conservation Area designated in November 1991. This identifies that the boundary of the designated area abuts the north western corner of the site (at South Farm Drive), but does not include any part of it. A heritage appraisal supplements this document.

Mineral Safeguarding

2.16 The site partially lies within a mineral safeguarding zone, the Council intend to protect Limestone Bedeck deposits from development in order to maintain strategic reserves. A mineral resource assessment has been procured to assess the site against Council mineral policies.

Agricultural Land Classification

2.17 Grades 1-3a are considered Best and Most Versatile Agricultural Land (BMVAL) across England and Local and National Policy seeks to maintain land of this grade. Assessment of the Agricultural Land Classification Yorkshire and the Humber (ALC003) published 24th August 2014 indicates the site is grade 3 agricultural land, in close proximity to non-agricultural, urbanised land (Skellow).

Landscape Character Assessment

2.18 The site is located in D2 – Hampole Limestone River Valley of the Doncaster Landscape Character and Capacity Study (2007).

Ecology

2.19 A MagicMap search indicates no environmental or ecological designations within the site or in the surrounding area that would prohibit development of the site.

Planning history

2.20 There is no recent planning history for the application site in respect of the current Local Plan. Nor has the site been promoted through the Local Plan process or submitted to the Strategic Housing & Employment Land Availability Assessment before this.

Indicative Sketch Layout

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 5

2.21 In considering the site and issues that have been identified, an indicative sketch layout of how the site might be developed, with 80 residential dwellings within the developable area of the site adjoining existing development; the residual area will provide public open space to the south extending to 1.35 ha (3.34 acres).

Figure 2: Indicative Sketch Layout showing up to 80 dwellings with public open space to the south (Ellis Healey, 2019).

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 6

3.0 PLANNING POLICY CONTEXT

3.01 This section sets out relevant the policy context where local authorities are preparing or revising their development plan. It also provides an overview of relevant draft policies and evidence in the emerging Local Plan.

National Planning Policy Framework (The Framework) (2019)

3.02 An updated National Planning Policy Framework (the Framework) was published 19 February 2019. Annex 1: Implementation of the Framework sets out the relationship between the Framework (and PPG) to various local planning documents stating that it is a material consideration from the date of publication (para 212) for the process of plan making.

3.03 Throughout, the Framework makes clear the purpose of the planning system is to contribute to the achievement of sustainable development and promote economic growth, social inclusion and environmental sustainability. It indicates that the contents and policies of the Framework should be read as a whole and constitutes the Government’s view of what sustainable development means in practice.

3.04 Paragraph 8 sets out the objectives of sustainable development emphasising support for a strong and competitive economy (Economic and Social Objectives) and contribution to protecting and enhancing the natural, built and historic environment; including making effective use of land (Environmental Objective). It states that the planning system must support sustainable economic growth.

3.05 Paragraphs 15 to 22 focus on the plan-making process and suggest that development plans should be prepared with the objective of contributing to the achievement of sustainable development and be positive, in a way that is aspirational but deliverable. Of particular note, paragraph 22 emphasises a need to plan for a minimum of 15 years, and longer where Green Belt reviews take place in order to accommodate longer term requirements and maintain the permanence of Green Belts.

3.06 Paragraphs 31 to 33 outline the approach to preparing and reviewing plans, stating spatial development strategies should be informed by a sustainability appraisal, demonstrating how the plan has addressed economic, social and environmental objectives. It goes further, indicating that significant adverse impacts should be avoided and alternative options that reduce or eliminate such impacts should be pursued.

3.07 Paragraphs 35 to 37 provide the context as well as the process of examination and the 4 critical requirements for assessing the soundness of a plan:

 Positively prepared – providing a plan that seeks to meet objectively assessed need’s (at a minimum);  Justified – appropriateness, taking account of all reasonable alternatives based on proportionate evidence;  Effective – deliverable over the plan-period; and  Consistent with national policy – enabling the delivery of sustainable development in accordance with the Framework

3.08 Paragraphs 117 to 119 state planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. They also state plan-making authorities should take a proactive role in identifying and helping to bring forward land that may be suitable for meeting development needs.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 7

3.09 Strategic policies should set out a clear strategy for accommodating objectively assessed needs, in particular promoting the development of under-utilised land, especially where land supply is constrained and available sites could be used more effectively.

3.10 Paragraph 133 reiterates that the Government attaches great importance to Green Belt and their fundamental aim to prevent urban sprawl. Paragraph 134 outlines that Green Belt serves five purposes, preventing urban sprawl and the merging of towns; maintaining the openness around urban areas; maintaining the setting and character of historic cores and safeguarding the countryside.

3.11 Paragraph 136 indicates that once established, Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified, through the preparation or updating of plans.

3.12 Paragraphs 137 & 138 note that all other reasonable options for meeting identified (housing) need should be explored before Green Belt is released; for example through consideration of brownfield land opportunities. Further to this, it suggests that when ‘reviewing Green Belt boundaries, the need to promote sustainable patterns of development should be taken into account’ and ‘where it has been concluded that it is necessary to release Green Belt land for development, plans should give first consideration to land which has been previously- developed and/or is well-served by public transport’.

3.13 Paragraph 139 emphasises that when setting Green Belt boundaries, consistency with requirements for sustainable development are considered and the use of physical features that create new recognisable boundaries that are likely to be permanent is preferred.

Emerging Policy

3.14 The emerging Doncaster Local Plan is at an early stage of preparation. A document entitled ‘Informal Consultation: Draft Policies and Proposed Sites’ was consulted on until 26th October 2018.

3.15 Draft Policy 2: Spatial Strategy and Settlement Hierarchy (Strategic Policy): sets out the Council’s overall Strategy and confirms that new development (including homes, supporting services and associated jobs) will be focused in and around existing urban areas (primarily Doncaster’s ‘Main Urban Area’, its 7 ‘Main Towns’ and 10 ‘Service Towns and Larger Villages’). At least 50% of new homes will go to the ‘Main Urban Area’, about 40% to the ‘Main Towns’ and around 10% to the ‘Service Towns and Larger Villages’.

3.16 Skellow is identified as one of the ‘Service Towns and Larger Villages’ within the settlement hierarchy, these provide a good range of services meeting their own needs and the local area. The draft policy states ‘To maintain and enhance their role as service towns and larger villages which provide housing, employment, retail, and key services and facilities for the local area, these settlements will be a focus for accommodating an appropriate level of growth’.

3.17 An overarching approach to the Green Belt is set out in Part 5 of the policy suggesting that the overall extent will be maintained, and a supply of safeguarded land will be maintained equivalent to five year supply of development land.

3.18 Draft Policy 3: Level and Distribution of Growth (Strategic Policy): confirms that the Council’s strategic aim is to facilitate the delivery of at least 920 (net) new homes each year over the plan period 2015-2032 (15,640 homes in total) with sufficient land allocated to deliver at least 15 years’ supply (13,800). In particular, the policy text highlights that land for a minimum of 250 dwellings is to be identified in Carcroft and Skellow over the plan period (2015-2032).

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 8

3.19 Draft Policy 6: Housing Allocations: refers to the distributional elements of Policy 3 and states the housing (and other) allocations will be identified on a Proposals Map.

3.20 Draft Policy 8: Delivering the necessary range of housing: outlines how the Council will ensure the delivery of a wider range and mix of housing types, sizes and tenures will be supported, proscribing ‘new housing developments will be required to deliver a mix of house size, type, price and tenure to address as appropriate the needs and market demand identified in the latest Housing Need Assessment (or other robust evidence)’.

3.21 Draft Policy 14: Promoting sustainable transport within new developments: confirms that proposals are required to make appropriate provision for access by sustainable modes of transport to protect the highway network from residual vehicular impact.

Local Plan Evidence Base

3.22 Underpinning the emerging Local Plan are a series of evidentiary documents which inform the strategy and the proposed sites for allocation. Those considered to be of relevance include:

Economic Forecasts and Housing Needs Assessment

3.23 Published in June 2018 this report provides information on the Objectively Assessed Needs (OAN) for the District for the plan period to 2032, recognising that the report is prepared in a period of transition for the planning system. A range of projections and forecasts based upon a “business as usual” approach or a job-led housing need approach consistent with the Sheffield City Region job growth aspirations produce a range of housing projections of between 590 and 1060 dwellings per annum (DPA).

Settlement Background Paper

3.24 Prepared to inform the 2018 consultation the paper explains how the local plan’s housing strategy emerged and in particular supports the approach set out in Policy 2 (Settlement Hierarchy) and Policy 3 (Distribution and level of Growth). This Background Paper is informed by a Settlement Audit (updated February 2017) and Settlement Profile which describes Carcroft-Skellow as the largest of the Tier 3 Settlements (Service Towns and Villages) providing a large number of primary services and has a close relationship with Adwick-Woodland. It suggests that Carcroft Skellow is well placed to take a higher proportion of the housing allotted within that tier of the settlement hierarchy.

3.25 It also highlights that Carcroft Skellow is deficient in both formal (-0.89ha) and informal (-3.44ha) open space. Consequently the accompanying Greenspace Audit identifies a priority in Skellow to provide additional formal and informal open space.

Housing and Economic Land Availability Assessment (HELAA)

3.26 The Doncaster Housing and Economic Land Availability Assessment (HELAA) is part of the Council’s evidence to inform the selection of Housing and Employment Allocations in the new Local Plan and to provide the basis for demonstrating the on-going 5-year housing land supply position.

3.27 It is required by national guidance and includes sites that were submitted in the "call for sites" that took place at the end of 2014 and also includes sites with planning permission. The assessment is monitored and updated annually, the 2017 update was published in July 2017 and provides a revised summary of land availability for the borough as at 1 April 2017.

Identifying Development Limits Methodology Paper

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 9

3.28 Published as a draft for consultation in 2018 the Paper sets out a number of principles for how development limits (DL) will be determined. It suggests what will be included within the limits and what will be excluded. With regard Skellow the Paper suggests any changes to the DL review will be co-ordinated with the Green Belt Review Paper.

Green Belt Review

3.29 Consultants (Arup) were commissioned to undertake a review of Green Belt in the District as the Council concluded that there is insufficient brownfield land and the need to promote a sustainable pattern of development requires the removal of land from the Green Belt to deliver the Local Plan strategy. For example, Carcroft- Skellow is entirely surrounded by a tightly drawn Green Belt boundary, therefore in order to meet its minimum identified housing growth (250 homes) up to 2032, the Council has acknowledged land must be removed from the Green Belt.

3.30 A three stage process was undertaken for the Green Belt Review comprising a Stage 1: Definition Green Belt Purposes and assessment of General Areas, followed by Stages 2 and 3 comprising a Technical Site Constraints Analysis and Resultant Green Belt boundaries. The site is located in northern boundary of Green Belt parcel ‘Carcroft 1’ within the Review (2016) as seen from figure 3 below.

Figure 3: Extract from ARUP Stage 1 Green Belt Review (2016) with Carcroft 1 parcel (site outlined in purple, for reference only).

3.31 Within the Stage 2 Assessment, the appraisal of the Carcroft 1 parcel with the five purposes of the Green Belt suggests the following:

 Purpose 1 - to check the unrestricted sprawl: suggests that the Green Belt boundary in this location is angular and indented and does not perform a strong function in preventing urban sprawl.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 10

 Purpose 2 - Preventing towns from Merging: suggests that the area serves as a largely essential gap, but whilst relatively narrow provides sufficient visual and perceptual gap and that some development may be appropriate as it would not result in the merging, coalescence or erosion of a valued gap.

 Purpose 3 - Safeguarding the Countryside from Encroachment: identifies the area to have a rural character but with a range of unnatural landforms and few features which are distinctive or rare indicating that the Green Belt in the area is of a low to moderate sensitivity to encroachment.

 Purpose 4 - Historic Cores: suggest that the area does not perform a strong role.

 Purpose 5 - Regeneration: suggests that the area performs a strong role in assisting with urban regeneration.

3.32 Within the Stage 3 Green Belt Review (2017) the report examines the implications of removing specific sites from the Green Belt to accommodate housing or employment allocations in terms of their contribution to Green Belt purposes, then secondly the effect of their removal from the Green Belt upon the robustness (permanence) of Green Belt boundaries. Six sites around Skellow and Carcroft are included in the Review. Of relevance are Site 042 Land to the rear of Skellow Hall which is directly adjacent to the site and contained in the same Stage 2 Parcel “Carcroft 1”, along with sites 165 & 186 which emerged as the Council’s preferred sites for housing allocations. These assessments have been used to provide comparative analysis in section 4.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 11

4.0 GREEN BELT REVIEW

4.01 Some six sites were assessed around Skellow as part of the Stage 3 GB Review to deliver a minimum of 250 dwellings over the Plan period. Below is the ARUP Green Belt Review (2016) assessment of Carcroft 1, in relation to the parcels strength in serving the five purposes of the Green Belt. The assessment provides an overview of the entire parcel, as evidenced from figure 4, the proposed site lies adjacent to the development limit of Skellow, where development extends further south along the eastern side of Ings Lane.

Comment on Boundaries

4.02 Stage 3 analysis for Site 042 suggests the site boundaries are strong (in isolation) and well defined by dense tree belts. It suggests however that consequential changes to the GB boundary would be detrimental resulting in an indented, stepped and irregular boundary which would be weak and inconsistent, potentially undermining the permanence of the GB boundary to the south of Carcroft/Skellow.

4.03 Taken in context this would suggest that the eastern boundary to Site 042 is substantial and well defined. This would provide the western boundary to this site.

4.04 Elsewhere, analysis of site boundaries suggests that where proposed Green Belt boundaries consist of agricultural field boundaries that these are inherently weakly defined and not likely to be permanent features. Therefore use of field hedgerows needs to be considered in combination with other factors.

4.05 Considering the southern site boundary is a defined hedge line with mature trees, it is considered that in isolation the boundary would be moderate. However, it would be anchored by two “strong” features; to the east the hedge aligns with the edge of modern residential curtilages at Humber Court, and to the west, the tree belt within Site 042. Therefore, the proposed Green Belt boundaries are strong as a collective and would create a smoother boundary than site 042.

4.06 It is suggested the summary narrative would state

Strong: The proposed Green Belt boundary would be defined by a moderately dense and well defined field boundary in the south and a strong tree belt to the west. The proposed Green Belt boundary would therefore be strong; and the resultant Green Belt boundary would create a rounding off to the built form of Carcroft and Skellow adjacent to existing development off Skellow Road and Ings Lane.

Comment on Performance against Green Belt Purposes

Purpose 1: To check the unrestricted sprawl of large built-up areas

4.07 Score 1: The Green Belt parcel ranks lowest in checking the unrestricted sprawl of large built-up areas. Carcroft and Skellow is identified as a ‘Small Urban Area’ within the Doncaster Local Plan Issues and Options (2015) which means it is not identified as a ‘large built up area’ within the original designation of the Green Belt or following the analysis of primary tier settlements within neighbouring authorities.

4.08 The Green Belt at this location is therefore connected to the South Yorkshire Green Belt, but not in close proximity to any large built up area and does not serve to check the unrestricted sprawl of large built-up areas.

4.09 The site is in close proximity to the river Skell, as well as Old Ea Beck, designated as Flood Zone 3, these two water sources naturally restrict development from sprawling.

Site Representation: Land at Skellow, West of Ings Lane, Doncaster Page 12

Purpose 2: To prevent Neighbouring Towns from merging into one another

4.10 (Purpose 2a) Score 2: The parcel serves ‘a largely essential gap between two or more settlements where the overall openness and scale of the gap is important to the restricting merging or protecting gaps involving other ‘inset’ Green Belt Settlements, but where limited development may be possible’. The parcel along with Adwick 1, 2 and 3 protects a land gap between the Small Urban Area of Carcroft and Skellow and Large Urban Area of Adwick Le Street.

4.11 The assessment notes that although it is a relatively narrow gap, there is sufficient visual and perceptual separation (alongside Adwick Le Street 1) that some development would not result in the merging, coalescence or significant erosion of a valued gap.

4.12 (Purpose 2b) Score 0: With respect to ribbon development, this means there are no instances or opportunities for ribbon development along Ings Lane as it does not provide direct access to any settlement.

4.13 As is the case with purpose 1, Flood Zone 3 to the south of the site and no further access along Ings Lane serve to prevent Adwick Le Street and Carcroft and Skellow from merging. Further to this, allocation of this site will not extend the built form of Skellow beyond existing development east of Ings Lane.

Purpose 3: To assist in Safeguarding the Countryside from Encroachment

4.14 (Purpose 3a) Score 2: In terms of sensitivity of the Green Belt, this area has moderate to low sensitivity to encroachment. The General Area therefore contains no distinctive components or features which are considered to be irreplaceable or rare. Land at this location was in a poor to fair condition: there was evidence of fly-tipping and open storage taking place along Ings Lane.

4.15 However, given that there is very limited built form within the General Area, development within the Green Belt could have a negative impact on the physical landform, and views (particularly if unscreened and located on the former spoil colliery).

4.16 (Purpose 3b) Score 3: In terms of the extent to which the land features have been impacted by encroachment, the area possesses moderately strong rural character. Whilst the land appears to have low levels of built form, it has evidence of urbanised uses that reduce the rural character of the general area.

4.17 The development limit of Skellow extends beyond the proposed allocation, therefore this site is not considered to encroach on the countryside as it is not extending the built form of Skellow beyond the present limit. The strong boundary features to the west and south of the site also serve to limit encroachment and screen the rural character of the area from urbanised uses. Positioning public open space to the south further limits encroachment into the Countryside by providing a gradual buffer from urban area to rural landscape.

Purpose 4: To preserve the setting and special character of historic towns

4.18 (Purpose 4a) Score 1: When assessing what role the general area has in supporting the character and views of historic towns, neither Adwick Le Street or Carcroft and Skellow are historic towns and therefore the parcel does not support this purpose.

4.19 (Purpose 4b) Score 1: There are no views of historic towns from the parcel and so the general area scores poorly when considering the role of supporting views into and out of historic towns.

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4.20 Heritage assets in a town can be considered to have a positive contribution in providing setting and character to towns, to the point they become historic towns. The Heritage appraisal provided by Prospect Archaeology assesses historic considerations in relation to local heritage assets as well as archaeology and infers that development of the site, subject to design details will not affect the character or setting of heritage assets

Purpose 5: Assists in urban regeneration, by encouraging the recycling of derelict and other urban land

4.21 Score 3: The parcel is considered to be contiguous with the Regeneration Area of Carcroft and Skellow and serves to direct development towards previously developed land inside the development limits. However, as established by the Council, although the site is in close proximity to the Carcroft and Skellow Regeneration Priority Area, large portions of urban land within Skellow are located in Flood Zones 2 and 3, making redevelopment of previously developed land unachievable.

4.22 As the Council has acknowledged the settlement lacks enough brownfield land to meet housing needs and Green Belt must be released for development, the site is considered to score equally with current housing allocation sites 165 & 186.

View on Purposes

4.23 Within the appraisal against Green Belt purposes it is considered that the site “performs poorly against the Local Interpretation of the Green Belt Purposes.”

4.24 In comparison Site 042 was assessed to have a moderate case for inclusion in further site selection work, with a mixed strength boundary and moderate scores for serving the purposes of the Green Belt. The site scores lower than site 042 in serving the purposes of the Green Belt and has moderately strong boundaries, therefore, it can be considered to have a moderately strong case for inclusion within further site selection work

4.25 Also, the site is considered to score lower than current Skellow housing allocation sites 165 and 186, indicating they serve the purposes of the Green Belt more strongly.

Conclusion

4.26 Therefore a balance of national plan making policies and assessments from the Green Belt review should be measured when removing land from the Green Belt and allocating it for residential use. From the information provided through the ARUP Green Belt Review and Stage 3 site assessment Review, it can be considered the site should have the following grading:

“Strong Case for inclusion within further Site Selection work: Strong Boundary and Weakly Performing against Green Belt Purposes”.

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5.0 SUSTAINABILITY ASSESSMENT

5.01 A further part of the Council’s evidence base supporting the emerging Local Plan is a Sustainability Assessment of the whole plan and also of the individual sites. Table 8.20 summarises the results of the SA process for housing sites for Carcroft and Skellow. Within the narrative at pages 182-183 it summarises the settlement strategy for Carcroft and Skellow with a comparative assessment of the sites, alongside their capacity, to inform the selection of Proposed Housing Sites.

5.02 The exercise below replicates the assessment of the site in the context of the SA Objectives, informed by the specialist studies as listed at paragraph 1.5 above. It concludes with a narrative similar to that set out at Pages 182 and 183 of the SA, Based upon evidence from sections 3 & 4, the following sets out the main considerations supporting the allocation of land West of Ings Lane for residential development. A number of technical reports have been procured to provide additional evidence and clarification in relation to adverse impacts identified in the SA, issues such as Heritage, Access, Flooding and Mineral Safeguarding.

5.03 Furthermore, the site has been assessed against national policy relating to reviewing Green Belt boundaries and the need for sustainable development in line with relevant plan-making provisions of the NPPF (the Framework). It is considered that the principal issues are as follows:

 Sustainability of the Site; and  Impacts of Development.

5.04 Each of these points will be addressed in turn below.

Objective 1A (i) Loss of existing employment use

5.05 This is a housing proposal which is not on land in employment use Score = 0

Objective 3A (i) Distance to Train Station 5.06 Site lies over 1200 m from a train station at Adwick Interchange. Score = -

Objective 3A (ii) Distance to Bus Stop 5.07 There are bus stops to the front of the Skellow Social Club, within 400m of the site giving access to a high frequency services. Score = +

Objective 3A (iii) Access to Cycle Network 5.08 The site is within 100m of the identified cycle network, along Skellow Road Score = +

Objective 3B (i) Access to Existing Centre 5.09 The site lies within 100m of a town or local centre District Centre on Skellow Road, immediately north of the site. Score= ++

Objective 3B (ii) Access to Primary School 5.10 The site lies more than 800m walking distance to the nearest primary school. Score = -

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Objective 3B (iii) Access to Secondary School 5.11 The site lies within a walking distance of 1km to 2km of the nearest secondary school Score = 0

Objective 3B (iv) Access to GP 5.12 The site lies within 800m – 1.2km of a GP surgery. Score= 0

Objective 5A (i) Affordability 5.13 At 80 units, the site will trigger provision of affordable and other subsidised housing; a contribution will be provided consistent with the prevailing policy. Score = +

Objective 5D (i) Market Failure 5.14 This site does not represent a cleared housing site and is located within an attractive settlement to the north of Doncaster with good access to services, community facilities, jobs and the strategic highway network. Score = 0

Objective 7B (i) Minimise Risk to Health and Safety 5.15 The site is located outside of a Health and Safety Executive Consultation Zone. Score = +

Objective 8A (i) Encourage the Re-use of land and buildings 5.16 This is a green field site on the edge of an existing settlement. It has not been previously developed. Score = 0

Objective 8A(ii) Contaminated Land 5.17 This site is not known to be on an area of known contamination Score = 0

Objective 8A (iii) Landfill Sites 5.18 The site is located within an area identified as containing a closed land fill site. Score = 0

Objective 8A (iv) Unstable Land 5.19 The site is not within a ”Development High Risk Area” Score = 0

Objective 8B (i) Highways Capacity 5.20 An access statement has been prepared which identifies that development of the site for 80 residential units will have no traffic impacts upon the strategic or local road network. Score = +

Objective 8B (ii) Fibre Broadband Capacity 5.21 The site is in an area where fibre broadband and associated infrastructure will be in place by 2018. Score = +

Objective 8B (iii) Primary School Capacity 5.22 Analysis of local primary school provision indicates that there is spare capacity in the region of more than 10% surplus of spaces Score = +

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Objective 8B (iv) Secondary School Capacity 5.23 Analysis of local secondary school provision indicates that there is limited capacity with a surplus of less than 5% of spaces. Score = -

Objective 9A (i) Access to public open space 5.24 Evidence supporting the Local Plan suggests there is a shortfall in formal and informal open space in Skellow and Carcroft. It is anticipated that the scheme will result in the provision of an additional 1.35 ha of open space which will address the short fall in part. Score = +

Objective 11A (i) Main River Flooding 5.25 Environment Agency mapping suggests that part of the site falls within FZ3a. However a detailed topographical survey and analysis by JPG engineers suggests the developable area of the site is within FZ1. As a consequence the proposal would result in development being located in FZ1, at the lowest level of risk of flooding. Score = +

Objective 11A (ii) Surface Water Flooding 5.26 The site is not identified as being at risk from surface water flooding. Score = +

Objective 11A (iii) Areas benefitting for Flood Defences 5.27 The proposal is in an area benefitting from flood defence works and is not at risk of main river flooding (FRZ1) Score = +

Objective 11A (iv) EA Flood Warning or Alert Area 5.28 The site falls within an EA flood warning or alert area or is not at risk of flooding (FRZ1). Score = +

Objective 12A (i) Biodiversity 5.29 The site is in arable agricultural use, albeit currently fallow. It is outside all designated sites and buffers. Score = 0

Objective 12B (i) Landscape Capacity 5.30 The site is located in D2 – Hampole Limestone River Valley of the Doncaster Landscape Character and Capacity Study (2007). Whilst the report acknowledges that the valley should be conserved, it notes there is moderate potential for mitigation of housing development. In particular, any development should not encroach on the valley floor or the watercourse (Old Ea Beck) and developers should ensure there are limited visual impacts and separation of settlements is maintained.

5.31 From the Green Belt assessment, it is concluded that strong boundary features with adequate screening have the ability to limit the visual impact as well as maintain separation of the settlements. Additionally, situating public open space in the south of this site restricts encroachment on the Old Ea Beck. Score = 0

Objective 13A (i) Heritage Impacts 5.32 The north western part of the site abuts the boundary of the Butter Cross Conservation Area. There are two Grade II Listed barns within the visual envelope, albeit they have lost their original context following conversion to residential use, and further residential development in their curtilage. These matters are covered in detail in the accompanying Heritage Statement which suggests negligible indirect effect on the Buttercross Conservation

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Area and the two listed barns in South Farm Drive. Consideration could be given to planting and sensitive design and materials to maintain/enhance the setting of the Conservation Area. Score = 0

Objective 13B (i) Archaeology 5.33 A heritage appraisal has been produced by Prospect Archaeology, it concludes that whilst site has moderate potential to contain archaeological remains, notably of the Iron Age and Roman periods, there are no known assets that would be a constraint to development and further investigation of the archaeological potential could be dealt with through the planning process.

5.34 Archaeological remains should not represent a constraint to development and can be dealt with through the planning process. Score = 0

Objective 14A (i) Minerals Sterilisation 5.35 A mineral safeguarding report produced by E3P has analysed local mineral policy and provided an in depth review for the purposes of the sustainability appraisal. The report concludes there is a clear and identified need for the residential development in the Borough and:

o The site interrelationship with highly sensitive receptors including adjacent residential housing and surface water features would preclude mineral extraction given that the environmental and physical impact are likely to be unacceptable; o Limestone bedrock, which is safeguarded in the wider area surrounding Skellow, is not present across the entire site, with geological mapping identifying the absence of Limestone in the south of the site. The volume of mineral that could be viably extracted is therefore considered to be low, particularly once boundary mitigation is taken into consideration; and o It is not anticipated that development of the site will cause sterilisation of this mineral as Limestone bedrock deposits cover an extensive area.

5.36 Based on the above, there is no conflict with Policy M4 and M5 as there is an overriding need for the housing development, mineral extraction cannot be achieved in an environmentally acceptable or likely economic manner. Score = 0

Objective 14A (ii) Best and Most Versatile land 5.37 Assessment of the 2014 ALC Natural England Mapping for Yorkshire and the Humber suggests that the site falls within a general area of Grade 3 and Grade 2 land. It is likely therefore that the land will fall within the BMVL category 3a, although further survey work will be required. However, given the site is 2.5 ha (6.5 acres), should the site be grade 3a (BMVAL), the loss of it to development is considered not substantial and protection of BMVL under the NPPF only applies to substantial losses of land. Score = 0

Objective 14B (i) Ground Water Source Protection 5.38 The site is located within the total catchment (Source Protection Zone 3) or further form a source. Score = 0

Objective 14B (ii) Pollution to Surface Water Bodies 5.39 The site is located 25m or more from an identified surface water body. Score = 0

Objective 14C ((i) Air Quality

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5.40 The site is located outside of any defined Air Quality Management Area or National Exceedance Area. Score = 0

Sustainability of the Site

5.41 On the basis of the preceding analysis of the site against the relevant sustainability appraisal objectives, the site is considered to rank better than other sites in Skellow and therefore represents a more sustainable solution given its proximity to local services and the ability to provide open space to overcome a recognised shortfall in provision in the locality.

5.42 Given the appraisal work we would suggest that the summary appraisal for this site should be incorporated into Table 8.25 Reasons for Selecting and Rejecting Potential Housing Sites and should include the following entry under the Service Town Village: Carcroft Skellow Section (currently at Page 182 of the Volume 1 SA Report):

5.43 Land West of Ings Lane, Skellow; Potential Number of New Homes = 80

5.44 Proposed Housing Site – there are significant constraints in the settlement in respect of flood risk and Green Belt. As such many of the development options have failed the flood risk sequential test. This site has been demonstrated not to be at risk. The Phase 3 Green Belt Review (see Section 4.0 of this report) identifies the site as having a Strong Case for inclusion in further site selection work.

5.45 This site provides the opportunity to deliver a proportion of the local housing requirement on a site close to the village centre along with public open space to address the current deficiencies in the locality.

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6.0 CONCLUSION

6.01 Doncaster Council is preparing a new Local Plan that is in the early stages of preparation, currently an adoption in late 2020 is anticipated. Through its Plan, the Council seeks to facilitate the delivery of at least 920 (net) new homes each year over the plan period 2015-2032. Consideration needs to be given to a framework compliant plan with end date at least 15 years from adoption.

6.02 In terms of the spatial strategy, Carcroft and Skellow is designated in the settlement hierarchy as one of the largest of ten service towns, capable of accommodating a minimum of 250 dwellings over the plan period. Given an indicative density of 32 dwellings per hectare, a possible capacity of 80 dwellings is achievable. The site is capable of delivering up to 1.35 ha of public open space, which will go a long way to addressing the identified local shortfall.

6.03 This site was not submitted to the most recent consultation on sites (October 2018) as a promoter had not been appointed. Topographical surveys and a detailed assessment demonstrate that the site is FRZ1, at no risk of flooding; confirmation is awaited from the EA on this point. As that position has been clarified and the emerging Plan is at an early stage, this site is submitted for further assessment as a draft housing allocation.

6.04 In delivering the spatial strategy, the Council has acknowledged Carcroft and Skellow lacks enough brownfield or greenfield sites within the development limit to meet identified needs over the plan period, therefore exceptional circumstances exist for releasing Green Belt. As part of the evidence base, the Council has commissioned a Green Belt Review to assess potential development sites.

6.05 Having considered the contents and methodology of that Green Belt Review, an assessment of the site (as evidenced in section 4) suggests it is appropriate for removal from the Green Belt as a housing site and that a permanent and recognisable Green Belt boundary can be established using the strong tree belt to the west and well-defined mature hedge line to the south, compliant with NPPF 139 (f), regarding clearly defined boundaries that are recognisable. Although development of the site has potential to affect views to and from the adjoining countryside, the site’s containment and strong boundary limit this relationship. Situating public open space south of the site further preserves the Green Belt by maintaining a gap between Skellow and Adwick-Le-Street.

6.06 The assessment against SA objectives in section 5, informed by additional technical reports provides a clear breakdown of the site compared to the nine Skellow sites assessed in Table 8.20, at pg 130 of the Sustainability appraisal. It is considered the site has scored better on numerous objectives, and where it has scored poorly, so have the alternative sites in Skellow; therefore the site is considered a better housing site in respect of the SA.

6.07 Sites 165 and 186 are a substantial distance from the local centre in Skellow, Land West of Ings Lane is considered to be in a more sustainable location, creating a logical and efficient rounding off of Skellow although sites 186 and 165 could complement the site in providing adequate housing growth. A need for sustainable development forms the core of the NPPF and sites within the Green Belt that are sustainable and deliverable within the plan period should be considered for removal first before sites that are not as sustainable.

6.08 To summarise, on the basis of limited harm to the Green Belt and taking account of identified housing needs with sustainable development being central to the plan-making process, exceptional circumstances exist to justify removal of the site from the Green Belt and inclusion as a housing allocation, compliant with the NPPF (2019).

6.09 Further to this, the site is immediately available and deliverable with a keen landowner and a draft promotion agreement agreed with a regional promoter. The NPPF (2019) places large emphasis on smaller sites that can deliver housing quickly and seek to diversify housing within residential market areas. Therefore, it should be included for further assessment as a preferred housing allocation within the emerging Doncaster Local Plan.

CARTER JONAS APRIL 2019

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APPENDIX 1: ACCESSIBILITY APPRAISAL

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Accessibility of the site has been appraised by Optima Highways (2019). Consideration has been given to walking/cycling and public transport accessibility, however the site is also accessible by private car within close proximity of the A1 motorway and Skellow Road (B1220).

It is immediately adjacent to the southern edge of Skellow, within walking distance of a range of existing essential services and facilities (minutes) as seen by figure 2 below:

5 minute walk from the site:

 Two local convenience stores;  Newsagents;  Post Office;  Bakery;  Barbers & hairdressers;  Pharmacy;  Dental practices; and  Takeaways and cafes.

10-15 minute walk from site:

 Owston Park Primary is the closest primary school; and  Larger food stores including Iceland and Asda.

15-20 minute walk from site:

 Carcroft Primary School; and  The closest GP surgery.

 Within a 25 minute walk towards Adwick Le Street there are multiple employment opportunities at Carcroft Enterprise Park and Wellsyke Industrial Estate.

The majority of Skellow is located within a 5 minute cycle journey of the site, however additional employment opportunities and facilities are located within the area;

 Employment opportunities within Redhouse Interchange, Carcroft Enterprise Park and Wellsyke industrial Estate are within a 15 minute cycle journey;  Adwick Interchange can be accessed within a 15-20 minute journey by bike;  Outwood Academy, Adwick can be accessed within a 20-25 minute bike ride; and  From the Site a 30 minute catchment area includes Skellow, Carcroft, Askern, Bentley and Adwick Le Street.

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Figure 2: Extract of Pedestrian Accessibility Plan (Optima Highways, 2019)

The services along Skellow Road provide up to 8 buses per hour (two way) Monday to Friday between Cantley, Doncaster and Askern (Instoneville).

Indicative bus journey times to nearby destinations are as follows:

 Adwick Interchange – 5 minutes via bus service 50;  Adwick le Street – 9 minutes via bus service 51;  Bentley – 14 minutes via bus service 51;  Askern – 18 minutes via bus service 51a; and  Doncaster – 28 minutes via bus services 51.

Adwick Interchange (AWK) is located approximately 2.5km south east of the Site off Adwick Lane. There are lit footways leading to the station and both cycle and car parking facilities are provided. Adwick Interchange provides regular services to Leeds, Doncaster, Wakefield and Sheffield.

Approximate journey times are as follows:

 Doncaster – 11 minutes;  Wakefield (Westgate) – 21 minutes;  Leeds – 38 minutes; and  Sheffield – 50 minutes.

Each of these destinations (as well as others) provides accessibility to significant employment, leisure and retail opportunities beyond the immediate local area.

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