For and on behalf of Taylor Wimpey UK Ltd

REPRESENTATIONS TO FINAL DRAFT SITES AND POLICIES DOCUMENT – OCTOBER 2014

LDF0849 - Land off Wood Lane, Treeton

Prepared by DLP Planning Limited Sheffield

November 2014

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Contents Page

1.0 INTRODUCTION 4 2.0 The Test of Soundness 5 National Planning Policy Framework (the “Framework”) 5 The test of soundness 5 Positively prepared 5 Justified 6 Effective 7 Consistent with national policy 7 3.0 Housing Allocations and Safeguarded Land 8 Population and Housing Distribution 8 4.0 SITE APPRAISAL: SITE REF: LDF0849 LAND AT WOOD LANE, TREETON 15 Site Description 15 Site Access 17 Proximity to Local Facilities 17 Movement Networks 18 Townscape Impact 18 Landscape/Visual Impact 20 Flood Risk/Drainage 20 Ecology/Trees 21 Agriculture 22 Appraisal Summary 22 Capacity 22 Suitable 22 Available 25 Achievable 25 5.0 Conclusion 26

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1.0 INTRODUCTION 1.1 This report has been prepared by DLP Planning Ltd for and on behalf of Taylor Wimpey UK Ltd who have land interests in the site off Wood Lane, Treeton (LDF0849). The site is shown in Figure 1 below.

Figure 1: Site Location Plan 1.2 The site is located to the east of the settlement of Treeton. These representations support the removal of this site from the Green Belt and support the allocation of site LDF0849 for housing delivery in the plan period. The site represents a sustainable extension to the settlement of Treeton and is available, suitable and achievable within the plan period. 1.3 The site is within a suitable location for residential development. In addition to the services and facilities available within the settlement of Treeton, there are good road and public transport links to Rotherham Town Centre, and the M1. 1.4 There are no physical constraints that would restrict carefully designed residential development from being brought forward during the first five years of the plan period. The allocation of this site for residential development would not undermine the role of the Green Belt as set out in Paragraphs 80 and 89 of the Framework. It would form a natural extension to the settlement envelope and suitable access can be achieved off Wood Lane to the north. 1.5 The site can contribute 110 new dwellings towards the Borough’s housing requirement over the plan period.

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2.0 THE TEST OF SOUNDNESS

National Planning Policy Framework (the “Framework”)

The test of soundness 2.1 The approach that should be adopted to the preparation of a Local Plan is best explained by the tests that the Inspector must apply during the Examination (Framework paragraph 182) which are that a plan should be: a. positively prepared – the plan should be prepared based on a strategy which seeks to meet objectively assessed development and infrastructure requirements, including unmet requirements from neighbouring authorities where it is reasonable to do so and consistent with achieving sustainable development; b. justified – the plan should be the most appropriate strategy, when considered against the reasonable alternatives, based on proportionate evidence; c. effective – the plan should be deliverable over its period and based on effective joint working on cross-boundary strategic priorities; d. consistent with national policy – the plan should enable the delivery of sustainable development in accordance with the policies in the Framework. 2.2 The next section considers how each of the above points should be addressed in terms of the proposed policies including how the selected policies will deliver the required level of housing to meet the housing need as required by paragraph 47 of the Framework and setting the housing requirement.

Positively prepared 2.3 The 12 principles of the planning system identified in the Framework (paragraph 17) which should underpin decision-taking include:  Planning should be genuinely plan-led, empowering local people to shape their surroundings but that Plans should be kept up‑to‑date, and be based on joint working and co‑operation to address larger than local issues.  Planning should proactively drive and support sustainable economic development to deliver the homes that the country needs. The Framework requires that every effort should be made to objectively identify and then meet the housing needs of an area and take account of market signals, such as land prices and housing affordability, and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of these needs 2.4 The Government requires that Local Authorities should significantly boost the supply of housing (paragraph 47) and should use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing in the housing market area (paragraph 47), as far as is consistent with the policies set out in the Framework. 5 Land off Wood Lane, Treeton \\Dlpsheffield\sheffield job files\Yorkshire\NEW YK\YK1422-4\FinalSitesandPoliciesDocument

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2.5 When considering alternative development scenarios the requirement for plans to be positively prepared requires that planning should act as an enabler rather than an impediment to sustainable growth (paragraph 19) and that it should be proactive in meeting the needs of the economy. This means that decision makers and, more importantly, researchers generating scenarios, should not plan for the most conservative levels of growth that maybe are justified from the evidence base or those scenarios that reflect a prolonged period of very slow economic recovery. Likewise future planning decisions should not be based upon the exclusion of longer term aspirations regarding homeownership by many of the population or the long term repression of housing demand for the younger age groups.

Justified 2.6 This requires the strategy to be the most appropriate when considered against reasonable alternatives and based upon proportionate evidence (Framework paragraph 182). 2.7 The Framework identifies that the evidence base for the objective assessment of housing needs should be adequate, up to date and relevant (paragraph 158) and paragraph 159 states that local planning authorities should have a clear understanding of housing needs in their area. To do this they are required to;  Prepare a Strategic Housing Market Assessment to assess their full housing needs, working with neighbouring authorities where housing market areas cross administrative boundaries. The Strategic Housing Market Assessment should identify the scale and mix of housing and the range of tenures that the local population is likely to need over the plan period which: o meets household and population projections, taking account of migration and demographic change; o addresses the need for all types of housing, including affordable housing and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes); and o caters for housing demand and the scale of housing supply necessary to meet this demand;  Prepare a Strategic Housing Land Availability Assessment to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the identified need for housing over the plan period. 2.8 The local planning authority should also have a clear understanding of business needs within the economic markets operating in and across their area (paragraph 160). To achieve this, they should (paragraph 60):  work together with county and neighbouring authorities and with Local Enterprise Partnerships to prepare and maintain a robust evidence base to understand both existing business needs and likely changes in the market, 6 Land off Wood Lane, Treeton \\Dlpsheffield\sheffield job files\Yorkshire\NEW YK\YK1422-4\FinalSitesandPoliciesDocument

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 work closely with the business community to understand their changing needs and identify and address barriers to investment, including a lack of housing, infrastructure or viability.

Effective 2.9 For a plan to be effective the proposed allocations must be based upon realistic assumptions regarding a site’s availability, its suitability and likely economic viability to deliver completions over the plan period (paragraph 160). This assessment includes a consideration of the timescale that will be required to deliver the necessary consent and legal agreements together with an assessment of likely build rates given the location and nature of the proposed development. 2.10 To be effective the Council also has to demonstrate it has met its statutory duty for local authorities to cooperate on planning issues. 2.11 Paragraphs 178 to 181 of the Framework sets out how this is to be achieved. Paragraph 178 states that public bodies have a duty to cooperate on planning issues that cross administrative boundaries, particularly those which relate to the strategic priorities set out in paragraph 156, including housing and migration. The Government expects joint working on areas of common interest to be diligently undertaken for the mutual benefit of neighbouring authorities. 2.12 Paragraph 181 requires evidence to demonstrate evidence of effective cooperation to plan for issues with cross-boundary impacts when their Local Plans are submitted for examination. This evidence can consist of:  Preparation of plans or policies by a joint committee;  a memorandum of understanding; or  a jointly prepared strategy which is presented as evidence of an agreed position.

Consistent with national policy 2.1 Generally there is a requirement for the strategy to deliver sustainable development in accordance with the Framework. This requires an assessment of the plan as a whole in terms of its ability to actually deliver sustainable development across all three dimensions of sustainability, social, economic and environmental.

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3.0 HOUSING ALLOCATIONS AND SAFEGUARDED LAND 3.1 The Rotherham Core Strategy and evidence base available at the Examination set out in clear terms the justification for the allocation of greenfield sites for housing and the release of land from the Green Belt to assist in the delivery of housing. The exceptional circumstances required to justify such an approach were demonstrated through the Core Strategy Examination and accepted by the Inspector as being an appropriate approach. 3.2 This representation therefore reviews the evidence base and the policies within the Framework with regard to setting the overall level of dwelling requirement and the duty to cooperate. This is important as these issues directly impact on the amount of residential development that is required, not only in the Borough, but in the wider strategic housing market area.

Population and Housing Distribution 3.3 As noted in the adopted Core Strategy (para 3.0.6) Rotherham’s overall population is projected to increase with the number of households growing at a faster rate still. This follows the national trend of increased smaller, particularly single person, households, in the Borough. 3.4 Policy CS1 of the Core Strategy sets out the total indicative level of housing to be provided within the Borough and the distribution across the various settlements including strategic allocations (Bassingthorpe Farm), strategic areas of growth (Dinnington East) and the planned delivery of regeneration proposals (Waverley). The total indicative delivery amounts to 14,371 dwellings over the 15 year plan period 2013 – 2028. 3.5 Policy CS6 sets out the housing requirement as being 850 net additional dwellings per annum or 12,750 for the period 2013 to 2028, plus any shortfall in the delivery against that annual target from April 2008 to March 2013. The backlog is estimated to be 1,621 dwellings, and the Council intend to distribute it evenly throughout the plan period (108 per annum). 3.6 Table 4 of the Core Strategy identifies that this equates to the backlog generated by under provision from 2008/09 to 2012/13 and also demonstrates that the annual requirement in the first five years of the plan is higher to meet this backlog at 1,150 compared with the 862 dwellings per annum for the final 10 years of the plan.

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Table 1 Extract of Table 4 of Core Strategy

3.7 The level of housing completions in the previous five years is shown below in the extract from Table 5 of the Core Strategy. While accepting that the recession had a bearing on falling delivery rates, the need to stimulate additional housing growth in the earlier part of the plan period is clear in respect of the need to lift the delivery of housing in line with the Core Strategy objectives. This approach is entirely in accordance with national planning policy objectives and the drive to significantly boost housing supply (para 47 of the Framework).

Table 2 Extract of Table 5 of Core Strategy

3.8 At the time of the Core Strategy Examination, the most recent projections available were the 2011 Interim Sub National Population Projections (SNPP). As the most recent population projections available at the time, these were the starting point from which the future dwelling requirement for Rotherham was established. 3.9 Delivery of this level of housing is enabled by the review of the Green Belt boundaries as set out under Policy CS4 of the Core Strategy which sets out the comprehensive review of the Green Belt boundaries. The land within the Strategic Allocation of Bassingthorpe Farm is removed from the Green Belt under the terms of Policy CS1 of the Core Strategy.

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3.10 However, there are significant concerns that the housing target set out in the Core Strategy may soon be rendered out of date. Policy CS34 of the Core Strategy identified that the Borough would co-operate with neighbouring authorities, in particular to:  use its best endeavours to co-operate with neighbouring local authorities, especially Sheffield City Council, to produce jointly a Strategic Housing Market Assessment for the entire housing market area, to be completed in December 2014: and

 undertake an immediate review of the Core Strategy should the updated Strategic Housing Market Assessment demonstrate a need for additional housing provision to that provided for in Policy CS6

3.11 The supporting text of the Core Strategy goes on to identify that the Council will work with partners to produce an updated Strategic Housing Market Assessment (“SHMA”) for Rotherham’s housing market area. This work was due to be completed in December 2014 although it is understood this is now more likely to be published in Spring 2015. The supporting text (para 5.8.18) and Policy CS6 both refer to an immediate review of the Core Strategy housing figure in the event that the SHMA demonstrates a need for additional housing provision above that provided for in Policy CS6. 3.12 Taking account of the level of housing is anticipated to grow in respect of the need and demand for residential development in the Borough, it appears more likely that the housing requirement will increase. This could result in an early review of the Core Strategy and the need to produce an up-to-date objectively assessed housing need for the Borough in the light of this evidence. 3.13 The cross-boundary discussions with Sheffield in particular, but also those other Authorities in the Sheffield City Region (“SCR”) such as Doncaster who have also had to review their objectively assessed housing need will require a review of the housing requirement. A number of items will need to be considered in respect of this joint – working such as:  Sheffield’s past rates of completions in the last decade have been inflated by the inclusion of purpose built student accommodation and as the Bath and North East Somerset (“BANES”) Inspector made clear if one is to count student accommodation in terms of completions this must be against an assessment of the required level of student accommodation in the area and not against the need for general housing which is different.  In recent years, the lack of viable sites that meet demand have resulted in very low levels of housing completions.  A review of the projections for the wide SCR and comparison to the LEP’s job growth estimates highlights a substantial misalignment between the planned level of housing and forecast job growth. In Sheffield and Doncaster in particular the forecast level of job growth shows the potential of the economy to grow quicker than the labour force can respond. This is a potential inhibitor to economic growth.

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3.14 The Inspector’s Report on the Core Strategy (“IR”) similarly refers to the December 2014 production of the SHMAA as a means of demonstrating that the housing requirement in the Core Strategy is appropriate. The Inspector referred to the opportunity for the SHMAA to set out a different housing requirement and this has been a thread running through the progression of the Local Plan in respect of the robustness of the objectively assessed need. 3.15 The IR on the Core Strategy identified that a range of estimated housing requirements were set out in representations made to the Core Strategy often substantially above the estimated annual requirement of 1,142 units. The DLP Planning Ltd figure put forward to the Core Strategy Examination was for 1,433 units per annum during the plan period. This was based on what the Inspector referred to as the “well-respected Chelmer model in advocating these figures” which included assumption in respect of vacancy rates, migration, job creation and commuting. The Inspector suggested (para 68) that the SHMA “expected in December 2014, will substantiate estimates of this magnitude”. He also recognised that there were other figures put forward in representations with a range between 1,284 dwellings per annum to 1,609 dwellings per annum. 3.16 The range of estimated housing requirements for the Borough during the plan period demonstrated the potential for an annual requirement of 1,142 dwellings per annum or higher would need to be considered in light of the SHMA evidence. 3.17 In effect it could be that on production of the Rotherham SHMAA early in 2015 the housing target which the Sites and Policies document is working towards is out of date. It would be useful in the absence of having an up-to-date plan for the Borough to be able to demonstrate the flexibility in available and deliverable sites to accommodate the necessary growth that may be required in such an event. It is the recommendation of DLP Planning Ltd that additional land should be identified and allocated for housing and / or removed from the Green Belt to future proof the delivery of available sites in the future. 3.18 Since the Core Strategy, new information has been released most notably the 2012 sub national population projections (“SNPP”). These are to be followed up with the 2012 based household projections. In advance of the 2012 household projections, DLP Planning Ltd have used the Chelmer model (Table 3) to provide an initial view of the effect of the likely level of dwelling requirements on the wider demographic and economic implications of these projections. In addition there has been further guidance on the objectively assessed need for housing and this requires a different approach to that previously adopted in both Core Strategies.

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ave dwg 2011 to Dwelling change 2006-2011 2011-2016 2016-2021 2021-2026 2026-2031 2031-2036 2011 2031 2031 Sheffield SNPP2012 1,625 2,144 2,120 2,129 2,039 1,844 42,164 2108 Rotherham SNPP 2012 855 732 733 626 684 600 13,875 694 Total 2012 SNPP 2,480 2,876 2,853 2,754 2,724 2,444 56,039 2,802 Sheffield 2010 SNPP 1,492 2,457 2,001 1,959 2,079 1,601 42,485 2124 Rotherham 2010SNPP 522 801 790 610 731 524 14,660 733 Total 2010 SNPP 2,013 3,259 2,791 2,569 2,810 2,125 57,145 2857 Sheffield ZNM 2011 1,625 1,501 1,655 1,587 2,001 1,624 33,717 1686 Rotherham ZNM 2011 855 789 826 664 511 206 13,954 698 Total Zero Net Migration 2,480 2,290 2,481 2,251 2,512 1,830 47,671 2384 Sheffield 1425 Dwgs 2011 1,625 1,425 1,425 1,425 1,425 1,425 28,500 1425 Rotherham 850 dwgs 482 850 850 850 850 850 17,000 850 Total Core Strategy Dwellings 2,107 2,275 2,275 2,275 2,275 2,275 45,500 2275

ave growth in Labour force change 2006-2011 2011-2016 2016-2021 2021-2026 2026-2031 2031-2036 2011 2031 labourforce Sheffield SNPP2012 2,018 1,699 789 423 644 926 17,769 888.5 Rotherham SNPP 2012 -345 -152 -327 -330 -164 119 -4,868 -243.4 Total 2012 SNPP 2,107 2,275 2,275 2,275 2,275 2,275 45,500 645.1 Sheffield 2010 SNPP 1,998 1,908 618 498 1,125 1,363 20,744 1037.2 Rotherham 2010SNPP -396 -45 -251 -203 44 272 -2,271 -113.6 Total 2010 SNPP 2,107 2,275 2,275 2,275 2,275 2,275 45,500 923.7 Sheffield ZNM 2011 2,018 269 426 569 992 1,303 11,281 564.1 Rotherham ZNM 2011 -345 -147 -449 -505 -424 -166 -7,626 -381.3 Total Zero Net Migration 1,673 122 -23 64 568 1,137 3,655 182.8 Sheffield 1425 Dwgs 2011 2,018 149 79 380 186 1,134 3,969 198.5 Rotherham 850 dwgs -686 -231 -418 -157 90 811 -3,574 -178.7 Total Core Strategy Dwellings 1,332 -82 -338 223 276 1,945 395 19.8 Population change 2006-2011 2011-2016 2016-2021 2021-2026 2026-2031 2031-2036 2011 2031 Sheffield SNPP2012 4,411 3,669 2,920 3,300 3,140 2,720 65,144 Rotherham SNPP 2012 1,103 897 940 760 660 560 16,284 Total 2012 SNPP 5,514 4,566 3,860 4,060 3,800 3,280 81,428 Sheffield 2010 SNPP 4,600 2,320 3,100 3,380 3,460 2,520 61,300 Rotherham 2010SNPP 720 1,080 1,020 860 780 520 18,700 Total 2010 SNPP 5,320 3,400 4,120 4,240 4,240 3,040 80,000 Sheffield ZNM 2011 4,411 3,384 3,310 2,722 2,518 2,465 59,672 Rotherham ZNM 2011 1,103 773 808 706 267 -147 12,773 Total Zero Net Migration 5,514 4,157 4,118 3,428 2,785 2,319 72,445 Sheffield 1425 Dwgs 2011 4,411 3,179 2,726 2,405 1,075 2,152 46,927 Rotherham 850 dwgs 223 724 803 1,214 1,157 1,506 19,497 Total Core Strategy Dwellings 4,634 3,904 3,530 3,619 2,233 3,658 66,424 ave mig 2011 to Migration 2006-2011 2011-2016 2016-2021 2021-2026 2026-2031 2031-2036 2011 2031 2031 Sheffield SNPP2012 2,072 285 -736 23 77 110 -1,756 -88 Rotherham SNPP 2012 391 124 82 -15 236 401 2,136 107 Total 2012 SNPP 2,463 409 -654 8 313 510 380 19 Sheffield 2010 SNPP 2,261 -1,119 -590 37 287 -314 -6,928 -346 Rotherham 2010SNPP 8 290 119 29 258 206 3,476 174 Total 2010 SNPP 2,269 -830 -472 66 545 -108 -3,452 -173 Sheffield ZNM 2011 2,072 0 0 0 0 0 0 0 Rotherham ZNM 2011 391 0 0 0 0 0 0 0 Total Zero Net Migration 2,463 0 0 0 0 0 0 0 Sheffield 1425 Dwgs 2011 2,072 -204 -557 -215 -1,313 -39 -11,448 -572 Rotherham 850 dwgs -490 59 67 571 -1,313 1,542 8,063 -154 Total Core Strategy Dwellings 1582.2 -145 -490 355.4 -2625.6 1502.6 -3385 -726 Table 1 Chelmer Model Outputs 12 Land off Wood Lane, Treeton \\Dlpsheffield\sheffield job files\Yorkshire\NEW YK\YK1422-4\FinalSitesandPoliciesDocument

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3.19 The analysis of the Chelmer outputs starkly highlights the fact that the level of population growth in the 2012 SNPP is insufficient to support meaningful economic growth with less than 700 persons per year added to the labour force with a decrease in Rotherham suggesting a contraction of the local economy. 3.20 Firstly, it should be noted that the level of dwellings required, approximately 2,800 a year, is significantly higher than that proposed to be delivered in the housing market in the Rotherham and Sheffield Core Strategies. Even more concerning is the very low level of delivery of dwellings (as opposed to student accommodation) in Sheffield which coupled with lower rates than required in Rotherham suggests that a significant increase in delivery is required across both Councils. 3.21 What is of greater concern is the combined effect of the level of dwelling provision in the adopted Rotherham and Sheffield Core Strategies will support almost no growth in the labour force. This is in stark contrast to the aspirations of the Local Economic Partnership (“LEP”) which has set out the aspiration of creating 70,000 new jobs and 6,000 additional businesses in the Sheffield City Region from 2015 – 2025 in the Strategic Economic Plan (“SEP”). If left unaddressed, there is a mismatch between the employment allocations in the Local Plan and the housing allocations. Such a mismatch would make this plan contrary to paragraph 158 of the Framework and render it unsound. 3.22 It is accepted that these issues urgently require resolution. However, the history of cooperation suggests that such solutions might take a substantial time to evolve. In this situation, it is essential that the Sites and Policies DPD is flexible enough to accommodate a substantial uplift in the level of housing provision. At present it does not allocate enough sites to provide the choice of sites required to deliver the uplift required or identify sufficient reserve sites outside of the Green Belt to accommodate this already identified need. 3.23 As set out in Policy CS4 of the Core Strategy the review of the Green Belt boundaries will assess land against the purposes of Green Belt designation and other consideration in respect of sustainability and constraints considerations, and will identify sufficient land to meet housing, employment and other development needs in the Borough. 3.24 The IR identified that the Sites and Policies DPD and would meet all or some possible longer term development needs beyond the plan period, hence after 2028 (para 42 of the IR). The identification of safeguarded land for development after 2028 was considered to offer an element of flexibility in the supply of housing land. While this is helpful, there is a need to consider whether this is sufficient and whether this flexibility need to be brought to within the plan period by allocating safeguarded land for housing and identify more land for release from the Green Belt to accommodate housing requirements. 3.25 This assessment leads us to conclude that housing needs are likely to be higher in the anticipated SHMA. If this figure is higher in the SHMA when published the housing requirement in the Core Strategy will be out of date. This will have the effect of the Sites and Policies allocations similarly being out of date as they will not be able to accommodate the level of growth required. With that in mind it is recommended that as

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well as taking forward the proposed allocations in the Sites and Policies DPD, additional safeguarded land and housing allocations are identified to provide further flexibility to accommodate the demand for housing delivery.

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4.0 SITE APPRAISAL: SITE REF: LDF0849 LAND AT WOOD LANE, TREETON

Site Description 4.1 The site is located to the east of the settlement of Treeton. The site is currently used as arable farmland with vehicular access off Wood Lane. The western boundary of the site adjoins the rear curtilage of properties fronting onto St Helens Close and Falcon Drive. The land south of these properties is currently being developed by Jones Homes (Northern) Ltd under planning permission reference RB2008/0528 which granted consent for the erection of 92 dwellings. The scheme incorporates a central area of public open space with the main vehicular access taken from Rother Crescent. 4.2 Wood Lane runs along the northern boundary of the site, beyond which is Treeton Cemetery and open fields. There is a low level retaining wall to this boundary. The stretch of highway to the northern boundary is subject to the national speed limit and has a pedestrian footpath along the westbound carriageway. 4.3 The eastern boundary is defined by an intermittent hedgerow beyond which is an open field. 4.4 The southern boundary adjoins an area of mature woodland, Hail Mary Hill Woods, beyond which is Treeton Dyke. This is a popular boating and fishing lake. Access to the lake is taken through the site via a single track from Wood Lane. 4.5 Overhead electricity pylons and lines are located along the eastern boundary. There is one pylon within the site with the associated lines running across the north-eastern corner of the site. At this location there is also an open culvert and the Miners Welfare Scheme monument. 4.6 The site is 500 metres east of Treeton Conservation Area and the nearest Listed Building is located 575 metres west of the site. Views between the site and these heritage assets are obscured by existing built form. 4.7 The site is located in Flood Zone 1. 4.8 A series of photographs below illustrate the nature of the site and surrounding area.

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Photograph 2: View looking south-east

Photograph 3: Site frontage along Wood Lane Planning History 4.9 As well as RB2008/0528, a planning application was submitted in relation to the south of the site for the club house, changing rooms, car parking, septic tank, silt control bund at Treeton Dyke and access road through the site linking Wood Lane and the lake. This planning application was approved in 1987 (ref: RB1987/0025). 4.10 There have been no planning applications submitted for development within the site boundary. Pre-Application Enquiry 4.11 A pre-application enquiry was formally submitted to Rotherham Metropolitan Borough Council in July 2013 which included drawing number D12 4592 SK03 (Appendix 1). A pre-application meeting was held on the 16th of August 2013 to discuss the proposals and we have since received written feedback from David Temple (4th December 2013 – Appendix 2).

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Developer 4.12 Taylor Wimpey UK Ltd are a major national house builder and recognise the importance of sustainable development and work with a variety of stakeholders to manage environmental issues in a proactive way. 4.13 The development of this site will provide a high quality residential development connected to a well-established local community. A range of community facilities are available in the surrounding area and contribute to a desirable setting for future occupiers. The detailed design of the scheme has sought to preserve and enhance the features which make this location unique. 4.14 Throughout the development process Taylor Wimpey UK Ltd aim to use low-waste, sustainable and eco-friendly materials wherever possible. The delivery of energy efficient homes is achieved through the utilisation of the latest techniques and technology alongside sustainable design principles; these are key considerations from the early stages of the design process. 4.15 Recent examples of the projects Taylor Wimpey UK Ltd are involved in include:  The Wickets, Hardingley Road - comprises of 2, 3, 4 and 5 bedroom homes.  The Banks, High Field Spring, Catcliffe – comprises of 3, 4 and 5 bedroom properties. 4.16 These homes are available using the Government backed Help to Buy Scheme for eligible buyers to purchase a new home. This scheme is aimed at getting first time buyers on the property ladder with only a 5% deposit. The homes are therefore attractive to a diverse range of people including first time buyers and families.

Site Access 4.17 Access into the site is currently available from Wood Lane which forms the northern boundary of the site. 4.18 Visibility at this access point is suitable and would be the most appropriate entrance into the site in terms of highway safety.

Proximity to Local Facilities 4.19 The distance people need to travel to reach facilities and services will inevitably affect the mode of travel and subsequently the sustainability of a location. Paragraph 30 of the National Planning Policy Framework states that local authorities should support a pattern of development which, where reasonable to do so, facilitates the use of sustainable modes of transport. 4.20 The following table provides a list of basic services and facilities that are easily accessible from the site using an alternative means of transport to the private car.

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Facilities & Services Location Treeton News, Front Street (600m), Morrisons, Local Shops Specsavers Opticians and Boundary Mills, Poplar Way, Catcliffe (2.1km) Treeton Church of Primary School (200m), Primary School Catcliffe Primary School (1.65km) and Howarth Junior and Infant School (2.1km) Secondary School Aston Comprehensive School (2km) Healthcare Treeton Medical Centre (840m) Post Office Post Office, 33 Brinsworth Road, Catcliffe (1.9km) Recreation facilities Treeton Cricket and Football Club (600m) Places of Worship St Helens Church (700m) Figure 3: Proximity of surrounding services and facilities 4.21 Given the above distances it is considered that the site is in a location with good access to the surrounding services and facilities with many easily accessible on foot.

Movement Networks 4.22 In addition to the distance from the facilities and services discussed above, other factors will affect peoples’ mode of travel. The quality of the pedestrian and cycle links with regard to safety, convenience and ease of use will affect transport choice. Access to public transport needs to be easy and is only a benefit if the services on offer provide access to the required locations at convenient times. 4.23 Bus stops are located to the north of the site adjacent the boundary on Wood Lane frontage. The eastbound bus stop has a designated bus lane with sheltered seating. Services 74 and 671 provide access to Sheffield City Centre, Brinsworth Comprehensive School Bus Park, Winney Hill, Aston, Catcliffe, Todwick and Kiveton Park. 4.24 The available services and facilities which are within easy reach either on foot or using the above public transport services demonstrate that the site is located within a sustainable area.

Townscape Impact 4.25 The site is bound to the west by residential properties fronting onto St Helens Close and Falcon Drive. These properties are a mix of semi-detached, detached and bungalows which are of brick and render construction. 4.26 The properties on the Jones Homes (Northern) Ltd development ‘Arundel Park’ were granted consent under RB2008/0528. The scheme comprises of 4 bedroom detached properties, 3 bedroom semi-detached properties and 2 bedroom Mews style properties.

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The scheme incorporates a central area of public open space with the main vehicular access taken from Rother Crescent. 4.27 The proposed site layout plan below (Figure 4) illustrates how the site would be developed. The scheme comprises of 2, 3 and 4 bedroom terrace, semi-detached and detached properties in order to reflect the diverse range of properties within the locality and meet the needs of the local community.

Figure 4: Proposed Site Layout Plan

4.28 The privacy, outlook and amenity of existing residents residing in properties to the west of the site have been an important material consideration in the evolution of the design of the scheme. 4.29 The development of this site for housing will not impact on the wider townscape in this area. The site is within easy reach of Treeton and can provide a development which relates well to the surrounding site context.

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Landscape/Visual Impact 4.30 It is important that potential development sites are assessed in terms of their overall contribution to the landscape quality and the potential impact of any proposed development on the surrounding landscape. 4.31 The site is currently cultivated and therefore landscaping is predominantly located along the peripheral boundaries. 4.32 It is proposed that the existing hedgerow along the eastern boundary of the site is enhanced in order to provide a physical and visual buffer between the site and the open fields beyond. This improvement will also provide ecological benefits and encourage local wildlife into the site. The scheme also includes a continuous area of public open space along the eastern boundary of the site in order to provide a graduation between the area of built form and open fields to the east of the site. 4.33 The woodland to the south of the site shall be retained as existing and adequate separation distances between the residential properties and the woodland are proposed in order to prevent the need for works to trees in the future. The footpath along the southern boundary of the site is proposed to be retained. 4.34 The development of this site for housing would not significantly impact on the landscape character of the area or visual value of the surrounding land.

Flood Risk/Drainage 4.35 The site is located in Flood Zone 1 as illustrated in the Environment Agency’s flood map below. The site is therefore considered appropriate for residential development in flood risk terms.

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Figure 5: Environment Agency’s Flood Risk Map Extract 4.36 The drainage strategy for the site would need to be investigated further, but there may be potential to connect to the existing mains drainage within the locality. Drainage is not considered to be a constraint to prevent the development of this site.

Ecology/Trees 4.37 There are no known national or local designations protecting the site. 4.38 The site contains a hedgerow along the eastern boundary and there is an area of woodland to the southern boundary of the site. 4.39 The existing boundary treatment can be retained and enhanced where necessary and an opportunity also exists for further planting within garden areas and throughout the development which will enhance the ecological value of the site and offer suitable habitats for additional wildlife. 4.40 As the site offers opportunities for wildlife to exist to its boundaries and given the nature of the surrounding landscape, it may be necessary to undertake an Ecological Survey prior to any application for planning permission on the site. However, the outcome of any survey is unlikely to restrict development opportunities, but may require various mitigation as per the Pre-Application feedback from the Council’s Ecology Officer.

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Agriculture 4.41 Natural England’s 2010 Agricultural Land Classification Map indicates that the site comprises of Grade 3 ‘Good to Moderate’ quality agricultural land. The development of the land for housing would not compromise any agricultural operations or result in the loss of high quality agricultural land.

Appraisal Summary 4.42 It is demonstrated above that this site would make a logical and sustainable addition to the urban area of Treeton making a significant contribution to the supply of housing in the Borough. 4.43 There are no physical constraints to the site which would prevent this site from coming forward for residential development during the first five years of the plan period.

Capacity 4.44 The capacity of the site is approximately 110 dwellings (Figure 4). This takes into account the need to provide adequate separation distances and buffer zones to the surrounding land uses and achieve a density which is consistent with the adjacent existing urban areas.

Suitable 4.45 The site is in a suitable location for residential development and its redevelopment would contribute to the creation of sustainable, mixed communities. The access to local services and facilities as well as the limited visual impact that development would have on the wider area are important factors. 4.46 The site is within close proximity to a range of services and facilities located within Treeton and the neighbouring settlements of Catcliffe and Aughton. The availability of public transport facilities and links to existing local facilities mean that the site is considered suitable for the provision of residential accommodation. 4.47 The site is greenfield land with no recreational value. There is vehicle access to the lake south of the site, and this link will be retained and enhanced as part of the new development. 4.48 The site has been identified in Rotherham’s Sites and Policies Final Draft Document and therefore the Council considers this site suitable for residential development (Figure 6) and this position is supported.

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Figure 6: Rotherham Sites and Policies Final Draft Document (2014) 4.49 Core Strategy Policy CS4: Green Belt, states that land within the Rotherham Green belt will be protected from inappropriate development as set out in national planning policy. The Council have stated that a comprehensive review of the remaining boundaries of the Green Belt will be undertaken and shown on the policies map to accompany the Sites and Policies document where it is necessary to deliver spatial growth and support the sustainability of communities. 4.50 The amended of the Green Belt boundary in this location will create a sustainable pattern of development. Paragraph 79 of the Framework states that ‘the Government attaches great importance to the Green Belts. The fundamental aim is to prevent urban sprawl and by keeping land permanently open; the essential characteristics of Green Belt are their openness and their permanence’. 4.51 The case has already been made (and accepted by the Council) that levels of growth required to meet the objectively assessed housing need will need a review of the Green Belt. The release of this particular site can be justified as it contributes little to the wider function of the Green Belt in this location. To demonstrate this, the impact of the release of the site is assessed against the functions of the Green Belt as set out in paragraph 80 of the Framework as follows: To check the unrestricted sprawl of large built-up areas 4.52 Along the western boundary of the site are residential properties which front onto St Helens Close and Falcon Drive. To the northern boundary is Wood Lane which is a B- road (B6067) linking Treeton and Aughton. Beyond the southern boundary is an area of

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mature woodland and a footpath. To the eastern boundary of the site is a track providing access to Treeton Dyke beyond which are intermittent hedgerows and open fields. Overhead power lines also run along this boundary. The site therefore relates well to the main urban area and has defensible boundaries to the south and east. It is proposed as part of this development that the defensible boundary along the eastern boundary of the site is enhanced. The existing and proposed built and natural features within and surrounding the site provide clear defensible boundaries which will prevent unrestricted sprawl into the Green Belt. 4.53 The development of the site for residential purposes will not harm this purpose of including land in the Green Belt. To prevent neighbouring towns merging into one another 4.54 The site adjoins the eastern fringe of the settlement of Treeton. The nearest settlement to the south-east of Treeton is Aughton which is 1.6km at its nearest point. The proposed development would reduce the gap between the two settlements however this would be marginal (130 metres). The substantial area of Green Belt between the two neighbouring settlements would be maintained and the development would certainly not lead to the merging of two neighbouring settlements. To safeguarding the countryside from encroachment 4.55 As set out above, the site has clear defensible boundaries to the adjoining Green Belt. It is proposed that the existing landscape buffer along the eastern boundary is enhanced and maintained so as to prevent encroachment into the countryside. This site constitutes a neat extension to the main urban area and its current enclosure from the open countryside by virtue of existing natural and built form indicates that this is a suitable development site. 4.56 The proposed development would undoubtably encroach into the countryside however this is a well-contained piece of land which would round-off the settlement of Treeton. To preserve the setting and special character of historic towns 4.57 The site is located 500 metres east of Treeton Conservation Area and the nearest Listed Building is located 575 metres west of the site. Views between the site and these heritage assets are obscured by existing built form.

4.58 It is proposed that the design of the scheme will be sympathetic towards the existing building types and maintain an attractive frontage along Wood Lane which is visible to drivers approaching Treeton from the east. The scheme will be of a high quality and reflect the design and materials in the locality. 4.59 The development of the site will not therefore harm the setting and special character of Treeton, the Conservation Area or the nearby heritage assets. To assist in urban regeneration, by encouraging the recycling of derelict and other urban land uses 4.60 Treeton is an established settlement which has reached capacity in terms of land available within the settlement limits for residential development. Therefore there are no

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derelict or other land in need of regeneration and which would provide these significant housing numbers within the settlement limits. 4.61 Notwithstanding the above, we have already made reference to the housing need and Rotherham Council has accepted that some greenfield and Green Belt land will need to be brought forward for development. This purpose of including land within the Green Belt is not therefore relevant. 4.62 It is clear that the role and function of this Green Belt site is limited and the site does not need to be kept permanently open.

Available 4.63 The site is owned by a single land owner with whom Taylor Wimpey UK Ltd have an option to purchase the site. Taylor Wimpey UK Ltd has a strong interest in taking this site forward for residential development within the next five years. As such there are no ownership constraints to developing this site which would deem the site unavailable.

Achievable 4.64 It is considered this site can make a valuable contribution to the supply of housing in the Borough. The site is available for residential development now, suitable in relation to its location within close proximity to the residential area with development 4.65 There are no insurmountable physical constraints which would prevent the efficient use of this site for housing development.

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5.0 CONCLUSION 5.1 These representations have been made by DLP Planning Ltd on behalf of Taylor Wimpey UK Ltd in relation to the land at Wood Lane, Treeton (LDF0849) to support the release of the site from the Green Belt and allocation for housing deliverable within the first five years of the plan period. 5.2 The development of this site for housing has the following benefits:  A highly sustainable location with good access to public transport networks and within walking distance of a range of local services and facilities;  The efficient use of available land that relates well to the existing residential areas;  Development will contribute to the housing land supply and deliver a high quality residential environment which takes account the character and appearance of the surrounding area;  Appropriate landscaping and open space can be provided to enhance the appearance of the site which in turn will enhance the ecological value of the site. 5.3 In conclusion, this representation demonstrates that additional housing needs to be provided across the Borough to meet the identified need. 5.4 This representation therefore seeks to:  Promote the site at Wood Lane, Treeton as a site for housing; and  Remove the designation of the site as Green Belt. 5.5 The development of the site can come forward within the first five years of the plan period and its development will assist in providing regeneration within the City.

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APPENDIX 1: PROPOSED SITE LAYOUT PLAN

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APPENDIX 2: PRE-APPLICATION FEEDBACK

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