Bassetlaw Landscape Assessment 2Nd Addendum

Bassetlaw Local Plan Land Availability Assessment 2nd Addendum Report March 2021

Land Availability Assessment Addendum 1 CONTENTS

1 INTRODUCTION

2 ADDITIONAL SITE LANDSCAPE PROFILES

Retford

- LAA 035 (Land off Whitehouses Road) - LAA 071 (Land at Bolham Lane) - LAA 127 (Land at Fairygrove) - LAA 508 (Land West of Ordsall)

Worksop

- LAA 491 (Land West of Gateford) - LAA 509 (Land at Worksop College)

Prepared by:

CLIVE KEBLE CONSULTING 62 Bank View Road Darley Abbey Derby Derbyshire DE22 1EJ

[email protected] on behalf of: NB: Report should be printed and viewed in A3 format

Bassetlaw District Council Land Availability Assessment Addendum 2 1 INTRODUCTION

Land Availability Assessment Addendum 3 1 INTRODUCTION

1.1 This is the third, landscaped based, land availability assessment which has been undertaken in connection with site allocations in the emerging Bassetlaw Local Plan. It has been necessitated by comments received during a second consultation which was undertaken on the Draft Bassetlaw Local Plan (November 2020) between 25th Nov. 2020 and 20th Jan. 2021.

1.2 The methodology adopted for this assessment is the same as that used in the (original) 2019 assessment of twenty-seven sites and the 2020 addendum which covered two additional sites (in Tuxford). The latter arose from consultation on the first version of the Draft Local Plan in January/February 2020.

1.3 In this assessment, a summary profile has been prepared for each of the six additional sites which have been promoted through the consultation. The assessment brings together numerous pieces of evidence and discusses the main landscape issues, constraints and opportunities of the sites. Maps and photography are also provided, which complement the written commentary.

1.4 The result is an evidence-based report which explores the existing character and landscape value of each site and assesses their development potential in terms of landscape considerations. The intention is to enable the protection of the district’s most valued landscapes and to direct development to those least sensitive and more appropriate sites.

1.5 The context for this additional work remains that the landscape and natural environment of Bassetlaw is the most readily appreciated feature of the district and is influenced by many factors; including the underlying geology, climate, habitats, as well as human influence, both past and present. There are no statutory landscape designations of national importance occurring within Bassetlaw, but approximately 98% of the district is classified as rural. However, its distinctive and contrasting landscapes are highly valued and provide an attractive setting for towns and villages. Combined with good access to the wider region, this makes for a very desirable location. These circumstances generate significant pressures on the countryside to meet a range of demands and the Bassetlaw Local Plan therefore has an important role to play in ensuring that new development does not undermine these fundamental assets.

Clive Keble Consulting - March 2021

Land Availability Assessment Addendum 4 Bassetlaw District Map N

INSET MAP 1 INSET MAP 2

Land Availability Assessment Addendum 5 Retford Inset Map 1

LAA 071

LAA 035 LAA LAA 508 127

Land Availability Assessment Addendum 6 Worksop Inset Map 2 LAA 491

LAA 509 N

Land Availability Assessment Addendum 7 2 ADDITIONAL SITE LANDSCAPE PROFILES

Land Availability Assessment Addendum 8 LAA035 Land off Whitehouses Road

(Retford)

Land Availability Assessment Addendum 9 Site Survey date Grid Reference Elevation Topography Reference (approximate centre) The site is almost level, rising very slightly towards the railway line. It is slightly higher than the adjoining fields. The railway bridge embankment is steep. Retford – 1st March SK71169 & 79541 17m (very gentle slope up from west to LAA035 2021 east). Habitat connectivity Fair. Hedgerows and the drainage ditch enable some connectivity to the area to the north Landscape Character Assessment (2009) - Policy Zone(s) east. That of the railway line is limited by the London Road bridge and the (abandoned) (Northern tip of) Kirton River Meadowlands 56 – Create and Restore Goosemoor Lane crossing. Current Use Recreational connectivity Unused agricultural/grazing land. Limited. No public access or road frontage to the site other than via Goosemoor Lane which is Previous Use(s) gated and locked. There is a footway along Whitehouses Road which allows access to nearby Active agriculture, possibly horticulture. PROWs.

Neighbouring Uses Strategic, national or local environmental designations To the north the site is bounded by Goosemoor Lane which appears to be a private road with The site is part of a Locally Important Open Space under Policy ST48 of the Draft Local Plan, no public access and locked gates to the railway line. To the west is a drainage ditch with a which is to be protected. field beyond which has a long frontage to Whitehouses Road. To the south is another field, also with a frontage to Whitehouses Road. To the east is the electrified (East Coast Main) The land is within the southern part of the Retford South Conservation Area. railway line, which is crossed by a bridge on London Road (in the south eastern corner of the site). The railway line boundary is enclosed with a galvanised palisade fence. Development constraints or opportunities Goosemoor Lane crosses the railway line and connects to London Road but the lane is gated The site is outside the built-up area. It is within a generally undeveloped low-lying area within and locked close to its junction with Whitehouses Road. the wider Idle valley on the southern edge of Retford. The railway line alongside the eastern boundary of the site has had the effect of creating a natural edge to built development in this Landscape features (e.g. trees, hedgerows, watercourses) part of Retford. The site frontage to Goosemoor Lane is formed by an overgrown hedge and trees. A good hedge runs along the east side of the drainage ditch which forms the western boundary of the Conclusions site. The boundary with the field to the south is also formed by an overgrown hedge. The site adjoins the built-up area but is completely disconnected from this by the (East Coast Built forms Main) railway line which forms the eastern boundary of the site. It is a small/medium sized site which could make some contribution to the overall housing requirement. However, it Possible remains of small barn in the northern end of the site, concealed by trees. essentially forms part of an area of open countryside within the wider valley of the River Idle and the harm to this and landscape interests that would result from development is likely to Notable views to and from site outweigh the benefits of new housing. There are views across to the site from Whitehouses Road and from the embankment of the London Road railway bridge. Relationship with potential Green Gap Adjoins the Retford South (Eaton) Green Gap which is immediately to south, across White- Visual connectivity with surrounding roads, public rights of way, and residential houses Road. developments The wider area within which the site sits, is part of a very open and low-lying area between the road bridge over the River Idle on Goosemoor Lane and the junction of Whitehouses Road with London Road. The wider undeveloped area is visible from the PROW connecting London Road and Whiteladies Road which crosses the low-lying land which is part of the Idle valley. Railway passengers would enjoy fleeting glimpses of the site.

Land Availability Assessment Addendum 10 MARQUIS GARDENS

LAA035 - Dwelling capacity = 39 17

15 THE PADDOCK

11a Chatsworth

2 Ravensdale 11 21.1m

LAA035 LAA035 Land off Whitehouses Road: Views and landscape features map 27 20 El Sub Sta Shelter Weetwood 2 Public Footpaths Mount 4

Vernon 6 Listed building LAA035Moorland Land off Whitehouses Road: CR 12 Roadways

Positive buildings in a conservation area 18.9m Tree Preservation Order Designations map 2 1 Conservation25 area Fairway

23 MOUNT VERNON PARK N 8 GOOSEMOOR LANE

Flood Zone 3 Moray 5

MARQUIS GARDENS

Ward Bdy 3

Flood Zone 2 6 4

17 Ordsall 15 Lodge MP THE PADDOCK

138 11a Chatsworth

2 Ravensdale 11 21.1m

El Sub Sta 1 FB

Shelter Weetwood 2 1 4 Gate CR

18.9m Roadways House 1 Fairway Redwood

GOOSEMOOR LANE House Ward Bdy 3 Ordsall Red Roofs Lodge Mount Kenilworth Vernon

FB Lodge CR Gate 1 House

BACOPA DRIVE Redwood 2 House

Kenilworth Beech Kenilworth Lodge CR House

6 22.3m

WHITEHOUSES LONDON ROAD Beech Kenilworth Lodge House 22.3m 14 ROAD LONDON ROAD

12 10

ESS 16 Drain

ESS

23.9m Drain 22

23.9m

MP 0.75 Pavilion

WHITEHOUSES Fir Grove 21.8m House ROAD Rose Ville

Grove Leigh Pavilion

Football Ground Def Whitehouse CR Inn WHITEHOUSES Ariel House

OberonHouse TitaniaHouse 1 21.8m ROAD View into site Fairy N CD 20.1m Grove

Any queries on the precise location and alignment of any right of way must be made to the Definitive Map team at Nottinghamshire County Council. Westfields © Crown copyright and database right 2021. Ordnance Survey Licence number 0100019517. Strong hedgerows / trees Iedale I Football Ground Def

Land Availability Assessment Addendum 11 © Crown copyright and database right 2020. Ordnance Survey Licence number 100019517. I LAA035: Image gallery

View across site, looking SW from London Road railway bridge (north side).

View N from Whitehouses Road across other land into site. View SE from Whitehouses Road/Goosemoor Lane across other land into site.

Land Availability Assessment Addendum 12 LAA071 Bolham Lane

(Retford)

Land Availability Assessment Addendum 13 Site Survey date Grid Reference Elevation Notable views to and from site Reference (approximate centre) There is an interesting view within the western part of the site looking N towards The Old Retford – 1st March SK70685 & 82609 23m to 21m (gently slopes down from Works, with its brick triptych and tall chimney. LAA071 2021 east to west) There are views from Smeath Lane W towards the site and from the junction of Smeath Lane/ Landscape Character Assessment (2009) - Policy Zone(s) Tiln Lane into the site in which The Old Works and Bolham Manor can be seen. Idle Lowlands 08 – Retford Conserve Current Use Visual connectivity with surrounding roads, public rights of way, and residential Agricultural land not currently cultivated. developments Site is visible from Tiln Lane and Bolham Way and from the adjacent housing development Previous Use(s) currently under construction on the land adjacent to the site to the south. The change in level Agriculture. and the trees on the east side of Bolham Lane limits views of the site from this location. Neighbouring Uses The new housing includes open space with a footpath link to Bolham Lane and at the top of The site is bounded to the north by a narrow single-track lane, Bolham Way. On the north the cliff, close to Bolham Manor, views to the north will be afforded. side of this is a building known as The Old Works which appears to be used as a yard and for storage purposes. This building was formerly the Bolham Water Pumping Station associated Topography with former sewage works. There are also three residential properties on the north side of Within a gently undulating land scape, the site forms a slight plateau. Bolham Way. There is a small area of woodland between The Old Works and the westernmost residential property. Also on the north side of Bolham Way, at the junction with Tiln Lane, is a Strategic, national or local environmental designations football pitch. There is a brick-built building associated with this also used by a boxing club. Southern section is a committed housing site, which is under construction. No designation within the remaining area. In the Local Plan, land to the NE is a Playing Field and to the W, the To the east of the site is Tiln Lane and the land beyond this is agricultural, but with several Idle Valley is a Main Green Corridor. houses and farm houses/buildings off it and off Smeath Lane. The area adjacent to the south is residential which is currently being developed by Linden Homes, known as Treswell The sandstone cliff, close to the site, is a Local Geological Site in the Draft Local Plan (Policy Gardens. To the west is Bolham Manor which is accessed from Bolham Way. This is a private ST45). residence and guest house, with extensive wooded gardens which run the depth of the site. Bolham Manor, The Old Works and Bolham Villas, which adjoin the site, are non-designated Bolham Lane, which gives access to a nursing home and a private house, is to the south west heritage assets. of the site and is at approximately 7m lower, below a sandstone cliff. Habitat connectivity Landscape features (e.g. trees, hedgerows, watercourses) Good. Existing hedges provide potential to connect to wooded areas on the small escarpment The Tiln Lane and Bolham Way frontages of the site are enclosed by well-maintained hedges. which forms the eastern bank of the River Idle. The hedge along Bolham Way includes some scattered trees. There is an intermittent line of trees between the site and the new housing development to the south. Recreational connectivity Poor. Very limited options to connect to PROWs. Roads adjacent to the site do not have foot- Bolham Manor which abuts the site, stands in wooded grounds, which falls away to the W ways. However, the Treswell Gardens development will include a pedestrian link to Bolham over the low sandstone cliff which forms the side of the Idle Valley. Lane which will then enable access to the two PROWs in the Idle valley.

Built forms Development constraints or opportunities The site is clearly outside the built-up area, within open countryside, notwithstanding the There are none on the site, but nearby and adjoining, off Bolham Way, The Old (Water) Works three residential properties, The Old Works and the football ground related building on the and Bolham Manor, are locally interesting buildings. north side of Bolham Way.

Land Availability Assessment Addendum 14 Conclusions By virtue of the residential development currently under construction on the land to the south of the site the site adjoins the built-up area. However, it remains in open countryside, albeit contained by Tiln Lane and Bolham Way, beyond which is an extensive rural landscape. In landscape terms, it is arguable that these lanes provide a more identifiable and robust edge of settlement boundary. Therefore, some new development could be accommodated provide that a landscape led approach is taken such that the layout of any new development, reflects the need to fulfil the following objectives.

- Retain hedges, adding new planting to maintain the rural aspect of Tiln Lane and Bolham Way. - Provide a connection to the new footpath within Treswell Gardens. - Respect the wooded setting of Bolham Manor. - Use linear open space to maintain the view to the north of The Old Works.

Relationship with potential Green Gap Not applicable.

Land Availability Assessment Addendum 15 LAA071 - Dwelling capacity = 130

The Red House The Red House LAA071 LAA071 Bolham Lane: Views and landscape features map

The Willows Public Footpaths SMEATH ROAD The Willows SMEATH ROAD Non designated heritage asset LAA071 Bolham Lane: Designations map Track 17.4m Clover Ley Local wildlife site Track 17.4m Farm Area of Archaeological Interest Sports Facility 19.5m Sports Facility 19.5m Unregistered park and garden Tree Preservation Order N Chy El Sub Sta Flood Zone 3 Chy El Sub Sta 2 1 Flood Zone 2 2 1

The Old Works BOLHAM WAY Bolham Villas The Old Works BOLHAM WAY Bolham Villas GP 20.3m GP 20.3m

ED & Ward Bdy

ED & Ward Bdy Bolham Bolham CR

CR Track

Lark Rise TILN LANE Lark Rise

TILN LANE

Clumber Court

Bolham Manor GERARD GROVE 1

Bolham Manor 5

14 Mill Lodge 2 22.9m 22.9m

MATILDA DRIVE

2 FB El Sub Sta El Sub Sta 13.1m 18 14 13.1m

FRANCIS WAY

7 COMMITTED HOUSING Pumping 9 Station Pumping

BOLHAM LANE Station BOLHAM LANE UNDER DEVELOPMENT

CUTHBERT PLACE 81

79 81

4 El Sub Sta 4 El Sub Sta

Track Pond Track Pond BADGERS CHASE

BADGERS CHASE

9 77

94 11

71 23

15 View into site

16 25

33 33 Strong hedgerows / trees

11 67 10 11 67 62 10 60 62

60 84 8

8 Intermittent hedgerows / 56 15.8m 56 15.8m TILN COURT trees Path (um) TILN COURT

17 Path (um) 17 23.4m 48

2 2

Any queries on the precise location and alignment of any right of way must be made to the Definitive Map team at Nottinghamshire County Council. 67 2

Open space 82 67

1 2

15 1

IDLE VIEW 15 IDLE VIEW 6

I 1 Potential pedestrian link

3 N 1 CARR HILL WAY

9 11

Land Availability Assessment Addendum 16 55

The view looking north from Tiln Lane along the eastern side of the site.

Hedgerows bound the eastern edge of the site. Looking North to The Old Works.

Land Availability Assessment Addendum 17 LAA127 Land at Fairygrove

(Retford)

Land Availability Assessment Addendum 18 Site Reference Survey date Grid Reference Elevation Notable views to and from site (approximate centre) Within the site, there are views to the NW, across the site towards the new housing. Retford – 1st March SK71486 & 79252 22m (level). To the east of the railway line, across a flat valley, the land rises and there are LAA071 2021 v i e w s f r o m t h e s i t e a n d f r o m G r o v e R o a d a c r o s s t h i s a r e a o f o p e n c o u n t r y s i d e . About 500m further east along Grove Road (from a public footpath running NW to Retford) Landscape Character Assessment (2009) - Policy Zone(s) views of the site are limited by hedges and the railway, with the new housing clearly visible in Mid Notts Farmlands 04 – Clarborough - Conserve the background. Current Use Agricultural and garden/grounds of adjoining houses. The (larger) eastern part of the site is in Visual connectivity with surrounding roads, public rights of way, and residential agricultural (arable) use. developments Previous Use(s) The site is visible from Grove Road and from the rear gardens of the new residential development to the north. Assume agricultural and possibly horticulture. Topography Neighbouring Uses None, the site is level. To the north of the site is residential development under construction. Strategic, national or local environmental designations To the north east the site is bounded by the electrified (East Coast Mainline) railway line beyond which is open countryside. The land is allocated for proposed residential use in the Draft Local Plan (Policy HS11). It is in the southern part of the Retford South Conservation Area. The southern boundary is formed by Grove Road. Three residential properties on the north Habitat connectivity side of Grove Road are excluded from the site but adjoin it. On the opposite side of Grove Poor, connectivity is severely limited by roads and the railway line. Road, towards the eastern end of the site frontage, is a small area of 1930s residential development which is disconnected from the main built-up area of Retford. There are also Recreational connectivity allotments and detached properties, in extensive grounds, leading along to London Road. Limited. Grove Road has footways along its’ length between London Road and the level crossing which would allow safe access to the PROWs in the River Idle valley. The western boundary site is a small rectangular woodland, creating a frontage to London Road. Development constraints or opportunities The site is just inside the built-up area on the southern edge of Retford. It is open but is Landscape features (e.g. trees, hedgerows, watercourses) separated from the open countryside to the east and south by Grove Road (with housing) The Grove Road frontage of the western part of the site is formed by a dense laurel hedge and the railway line. The spacious nature of some of the older houses in this part of the with a number of trees which is slightly elevated above road level. Conservation Area requires consideration. Conclusions The boundary alongside the railway line is a palisaded security fence. The site is split by a hedge running north-south and there are also good, but non-native hedges around two of the The site sits between older residential development to the south and recent development to residential properties. In the northern part of the western portion of the site, adjacent to the the north which is under construction on a brownfield site. It is part of the open countryside new housing development, is an area of trees and bushes. to the east of this part of Retford although has a sense of being slightly disconnected in landscape terms because of the electrified railway line which forms the north eastern Built forms boundary. It is a medium sized site which could make a reasonable contribution to the overall housing requirement. None. Relationship with potential Green Gap Although separated by the railway line, the site adjoins the Retford East Green Gap designated under Policy ST40 in the Draft Local Plan.

Land Availability Assessment Addendum 19 LAA127 - Dwelling capacity = 61

Beech Kenilworth Lodge House 22.3m 14

LONDON ROAD 15

12 10

LAA127 LAA127 Fairygrove: Views andBACOPA DRIVE landscape features map

SNOWDEN DRIVE 28

ESS 18

20 26 24 Listed building MP 0.75 LAA127 Fairygrove: Designations map

Positive buildings in a conservation area 23.9m

22 Tree Preservation Order 26

Conservation area 24 Fir N Grove House MP 0.75 Rose Ville

Grove Leigh Fir Grove 21.8m House Rose Ville Whitehouse (PH) Inn Grove Leigh Ariel House 4 8 OberonHouse 11 Whitehouse TitaniaHouse 1 Inn (PH)

Ariel House BLOSSOM GROVE 4 14 8

29 31 OberonHouse

TitaniaHouse 1

20 Fairy 24 BLOSSOM GROVE

Grove 14

29 31

20 Fairy 24 20.1m Grove

LB SL Westfields

LB SL The (VIEWPOINT STANDING ESS Bramble Cottage House POSITION 500M EAST)

White House Cottage

Riverside Cottage

1 1

MP MP Riverside 0.50 Crossing Grove Cottage 0.50 Lodge View St Marys House Grove 19.5m White Houses View St Marys House 19.5m White Houses Rivers Edge GROVE ROAD 21.2m

GROVE ROAD Montagu SL 21.2m Waters Edge Cottage 23.0m 23.5m

Montagu

23.0m 23.5m 30

Cottage El Sub Sta 36 38 LC

36 River

El Sub Sta 76

38 View

62 The Hardmoors 1 2 FB Wyke The Hardmoors

ALLISONAVENUE

7 1 2 Garage Allotment 1 11 Gardens 21

LB ARNOLD AVENUE 33

ALLISONAVENUE

Allotment 2

9 1 Montagu House 14

Gardens 11 22 21 Filling Station LB ARNOLD AVENUE BS

14 Def 24

2 Co Const, ED & Ward Bdy

9 14 1.22m RH

Montagu House FF Def 22 FF

1 South 13 Lodge FW

Def 25

24 PEEL AVENUE

Co Const, ED & Ward Bdy 36

FF Def 2

FF 16 24a

21 1.22m RH 1.22m 1 RH Def South 13 A 638 View into site FW N Lodge

PEEL AVENUE 25

Any queries on the precise location and alignment of any right of way must be made to the Definitive Map team at Nottinghamshire County Council. 16 © Crown copyright and database right 2021. Ordnance Survey Licence number 0100019517. 24a Strong hedgerows / trees 1.22m RH 1.22mRH I

20.8m Land Availability Assessment Addendum 20 © Crown copyright and database right 2020. Ordnance Survey Licence number 100019517. I LAA127: Image gallery

Hedges on Grove Road frontage.

View NW across the site from Grove Road (near crossing). View from outside site, further east along Grove Road.

Land Availability Assessment Addendum 21 LAA508 Land west of Ordsall

(Retford)

Land Availability Assessment Addendum 22 Site Reference Survey date Grid Reference Elevation Notable views to and from site (approximate centre) Long and extensive views to the south and south west over open countryside from the PROW Retford – 1st March SK69545 & 79301 36m to 31m (gently slopes down crossing the site which leads to Whisker Hill. LAA508 2021 from north east to east and south Visual connectivity with surrounding roads, public rights of way, and residential east). developments Landscape Character Assessment (2009) - Policy Zone(s) Site is visible from the PROW along Brecks Road and from the rear gardens of the bungalows Sherwood 40 – Conserve & Create on Ainsdale Green which back on to Brecks Road. The southern portion (practice ground) is Current Use also visible from the PROW to the south (running W & SW) from Brecks Road. Further to the The northern portion is part (first and last holes) of a golf course which extends to the north. SW, the land slopes away limits the view. The southern portion is a golf practice ground. Topography Site gently slopes gently down to the west, from a high point in the north east corner. The The southern boundary of the golf practice ground is open and defined only by a post and slope increases to the W & SW, outside the site. wire fence, but the west boundary is a strong hedge with trees. This continues westwards, but with several gaps, on the southern boundary of the main golf course and then turns north Strategic, national or local environmental designations into Whisker Hill. None within the site, but there are areas of archaeological interest to the north and south and The western boundary of the northern portion of site is open and connects into the main golf the western section of the golf course (Whisker Hill) is a Local Wildlife Site. course until the allotments where there is a stronger, but low, hedge. The eastern boundary is In the Draft Local Plan, the whole site is included in a Green Gap, but land immediately to undefined and runs into the car park and the grounds of the clubhouse. the south is allocated as a new housing site (Policy HS13), beyond which (on the west facing slope) and abutting the corner of the golf course, is an area of safeguarded land (Policy ST58). Previous Use(s) These policies require a master plan approach, including a new 23 ha country park, as part of Assume historically agriculture. wider development plans.

Neighbouring Uses There is a particular requirement for a green buffer along the northern boundary of the Adjacent to the northern boundary of the site is the continuation of the golf course, a recently proposed allocations, which affects this site, especially the practice ground. The intention is to completed housing development and allotment gardens. Immediately to the east of the retain separation between existing and proposed housing, with green fingers connecting the northern portion of the site is the clubhouse and associated car parking and beyond that two. there is residential development (elderly persons bungalows). To the east of the practice Habitat connectivity ground there is also residential development (bungalows). To the south is agricultural land and north west is more of the golf course. Good. Boundary hedges and trees connect to woodland on Whisker Hill. Landscape features (e.g. trees, hedgerows, watercourses) Recreational connectivity There are substantial boundary hedges to the east and west of the golf practice ground. Excellent. A PROW from Brecks Road runs east to west through the site connecting to other The western hedge is elevated on a raised bank. The boundary between the golf practice PROWs in the Whisker Hill area. A PROW also runs south along Brecks Road. Both routes ground and the golf course is also formed by a substantial hedgerow with trees. There is a provide important access from the built-up area, to an extensive network of paths through strong hedge line with trees dividing the golf practice ground and the golf course. There is the countryside around the edge of Retford. There is a further PROW, crossing the golf course an informal belt of trees running east to west through the golf course. To the north west is at the western tip, which (with two right angle turns) runs adjacent to new housing, between an area of woodland. The northern boundary of the golf course is formed by an intermittent the allotments and recreation ground and connects into existing housing. hedge with scattered trees. Development constraints or opportunities Built forms The site is outside the built-up area and extends towards open countryside. Golf tees, greens, bunkers and buggy routes. A course maintenance building and snack hut are on land immediately adjoining the west of the northern part of the site.

Land Availability Assessment Addendum 23 Conclusions The golf course itself is part of an integrated well wooded landscape that connects into Whisker Hill and the presence of the two PROWS means that this landscape, including extensive views to the west can be enjoyed by the public. The trees on the course and a LAA508 West of Ordsall: Designations map strong hedge on the boundary are important to the landscape and habitats. This area should be retained in the current use, fulfilling landscape, habit and recreational objectives. The practice ground has less intrinsic landscape value and in effect runs into the field to the south which is allocated for development. However, in its open state, it provides view south and west from the PROWS.

Development of the southern section of the practice ground may be possible without compromising this landscape provided that a generous landscaped (with native species) corridor is maintained for an enhanced PROW and to provide a landscape buffer to an extended new housing area.

Relationship with potential Green Gap The site lies within the Retford West Green Gap defined in Policy ST40 of the Draft Local Plan, which includes the remainder of the golf course, the allotments and playing fields to the north and abuts the existing residential areas.

Land Availability Assessment Addendum 24

LAA508 15 13 85

18 17 27

BLUE ALBION STREET Play Area 18

30 35 7

LAA508 1

35 2

LAA508 West of Ordsall: 41 Views and landscape features49 map

76 27 19 19 14

28 Ppg Sta 78 1 86 70 FAIRWAY

102 84 80

1 82 95 13 14 to 21 Sports 104 3

ASHFORD 68 51

7 43

96 66 9 LINCOLN RED CLOSE 98

100 Court Public Footpaths 13 4 59

THE 13 64

17 OVAL 7

26 59

21 11 61 60

Local wildlife site 41 65 ESS 30

COURT 29

67 69 2 BLACK HEREFORD WAY

LAA508 West of Ordsall: Designations4 map 4 1 1 63

71 Area of Archaeological Interest 48

17 2 55

38 6

73 9

14 53 6

ROSE 32

75 1 5

107

ESS 3

9 Recreation Ground LEA

13 18

33 49

38 N

13 29 15

13 85 13

18 11 9 17 27

BLUE ALBION STREET Play Area 18 20

39 7

24 27

5 2

41 49

28 1

23 117 Sports 95 3 51

43 Court

4 59 21 1

7 41 ESS 30 32 34 29

BLACK HEREFORD WAY 36 20

34 9

30 16 44 32 28

Recreation Ground 107

40 Allotment Gardens

12 33 49 14

13 29.7m 15

8 9 37

20 BRIAR LEA 39 7 41

6 47 24

Track 35

5 Path (um) 29 33

117 1

10 21 1 8 14 12 18 16 58

32 34

36 20

36 34

44 32 28

RUFFORD AVENUE 48 7

40 Allotment Gardens

29.7m 23

47 30.0m

Track 35

Path (um) 29 Tank 33

ESS 58

60 36 52

48 56 54

40 30.0m Tank

Path 31 22

Path 26 28

22 FOREST VIEW Club House

Club House

9 11

3 1 88 33.7m 90 86 Track

30.4m

121 33.7m 109

125 Track

30.4m 125

2 GREEN AINSDALE

25 35 19 17

15 1

6 2 20

52 25

Track SUNNINGDALE

SUNNINGDALE 39 29

34 38 1 15

11 40 12 2 View into / out of site

SUNNINGDALE

2 46 MEWS TORKSEY 42 1

GREEN 2 20

WOODHALL

15 Strong hedgerows / trees 16 12 Track 34

Intermittent hedgerows / trees

38 40

Sloping topography (downslope) 2

N Footpath GREEN Any queries on the precise location and alignment of any right of way must be made to the Definitive Map team at Nottinghamshire County Council.

WOODHALL

16 I 12

The open practice ground, showing the PROW and hedge alongside the golf course.

The golf course, showing trees and recent housing in the background. Hedge with trees, screening the practice ground from field to the west.

Land Availability Assessment Addendum 26 The PROW along the W section of the golf course, showing change in level and trees. The golf course looking east from the PROW towards recent/existing housing.

Land Availability Assessment Addendum 27 LAA491 Land West of Gateford

(Worksop)

Land Availability Assessment Addendum 28 Site Reference Survey date Grid Reference Elevation Landscape features (e.g. trees, hedgerows, watercourses) (approximate centre) The road frontages to Gateford Road, Woodsetts Lane and Owday Lane are formed by Gateford/Work- 1st March SK56807 & 82280 42m to 61m (slopes down in all substantial hedges with some trees. California Farmhouse is surrounded by a small belt of sop – LAA491 2021 directions from an approximately trees. The south eastern corner of the site fronting on to Gateford Road is used for pasture, central high point). with some individual trees. The open character of this land provides a view to the formal parkland beyond. Landscape Character Assessment (2009) - Policy Zone(s) Magnesian Limestone Ridge 06 & 07 – Carlton in Lindrick and Worksop – Conserve. There is a small belt of trees along the eastern edge of this part of the site immediately to the west of the residential development accessed from Old Gateford Road. Rough Piece and Current Use Owday Wood are two substantial areas of woodland in the north western part of the site. The site can be divided into distinct elements: There is also a smaller area of woodland north west of Gateford Hill House, known as Ashes - agricultural land to the west and in the central portion, related to California Farm; Wood. - three areas of woodland, the two largest areas form the northern edge and are known as Owday Wood, Owday Plantation and Rough Piece; Built forms - an area of historic parkland with mature trees in the south and south eastern part of the California Farm (a substantial house and farm buildings) is accessed from a farm track off the site, adjacent to Gateford Hall. busy Gateford Road (B6041). It is recognised as a building of local historic interest. There is also a residential property in the south eastern corner of Rough Piece for which vehicular Previous Use(s) access is gained along the same farm road as California Farm. Gateford Hall and Gateford Hill Same as current but historically the adjoining the care home will have been a private House are substantial buildings, adjoining rather than within the site. residence. Notable views to and from site Neighbouring Uses There are key views across open land into the site from Gateford Road (to the east and west The west, north and north western boundaries of the site are formed by Woodside Lane and of Gateford Hall), from Woodsetts Lane, from the PROW which runs south through the edge Owday Lane. Beyond is open countryside which is primarily in agricultural use. Gateford Hill of Owday Wood to Mountford Road, at the point where it emerges from the wood. Owday House (a care home) is adjacent to the site and is a Grade II listed building. Immediately to Lane provides good views of the two woods. north of the driveway to Gateford Hill House is a field and small area of woodland known as Dog Kennel Plantation which is all a housing commitment. Visual connectivity with surrounding roads, public rights of way, and residential developments South of Gateford Hill House and north of Gateford Hall is an area of historic parkland with The site has road frontages to Gateford Road, Woodsetts Lane and Owday Lane. Views into scattered mature trees, known as The Lawn, which is wrapped around by the site to the south the site from Owday Lane are primarily of the two woods. There are also glimpses into the and west. site from part of Owday Lane across agricultural land. From Woodsetts Lane, close to the roundabout junction with the A57 and Gateford Road there are more extensive views across The built-up edge of Worksop (an estate of larger detached properties) lies to the east beyond the farmland towards Gateford Hill House. the parkland. These houses abut the pastureland to the south, beyond a belt of trees. Further north (to the east) is a housing development, under construction, known as The site has a long frontage to Gateford Road (B6041). The land rises from Gateford Road Gateford Park. To the north of the Gateford Hill House is agricultural land which is a housing and there are generally extensive views across the site. From Gateford Road, to the west of commitment in the Local Plan. Gateford Hall, the view is over agricultural land with trees beyond. To the east of Gateford Hall there are views north towards the historic parkland with glimpsed views of Gateford Hill Adjacent to the north side of Gateford Road is Gateford Hall which comprises a house with House. substantial stone outbuildings. It is a Grade II* listed building. The site is currently visible from existing housing which forms the western edge of this part of Worksop, although new housing off Mountford Road and Churchill Way will impact upon these views. From further north, the undeveloped wooded character of the site can be seen from an elevated point on the footpath/access track to Wallingwells.

Land Availability Assessment Addendum 29 Topography Development constraints or opportunities The site generally rises in all directions from its boundaries to a high point of 61m near Dog The site is clearly outside the built-up area, within open countryside. The housing Kennel Plantation. It very gently rises from Gateford Road. There is a more notable slope up commitments only abut land within the site for a short distance and in no way enclose it. The from the PROW running from Mountford Road to Owday Lane but it remains fairly gentle. Conservation Area, Listed Buildings, formal parkland, pasture and woodlands are all important landscape features. Strategic, national or local environmental designations Part of the site falls within the boundary of the Old Gateford Conservation Area. Conclusions Gateford Hill House and Gateford Manor are Listed Buildings and California Farmhouse is of The site adjoins the edge of the built-up area in this part of Worksop, but it is clearly an area local interest. of countryside and occupies a very significant position in the local landscape supported by the gently rising topography. It comprises a mix of agricultural land, woodland and parkland, In the Draft Local Plan sites to the north of Gateford Hill House and (across the PROW) to part of the site is within the Old Gateford Conservation Area and there are two listed buildings the north of existing housing are recognised as commitments. These are currently under adjacent to the site boundaries whose setting is dependent upon the existing landscape construction. character. As positive buildings in the Conservation Area, the landscape settings of California Farm and the Gateford Hall farm buildings must also be taken into account. The remaining land to the north, including Rough Piece, Owday Wood and the field to the south, all of which are in the site, are included in the Carlton in Lindrick/Worksop Green Gap The importance of the landscape has been recognised by its inclusion in a Green Gap in the (Policy ST40). Draft Local Plan and provision of new housing has been enabled by planning decisions focused on more sustainable sites to the east, adjoining existing housing, which are less sensitive in Woodland and a lake, to the west of Woodsetts Lane (enclosed by Gateford Road and landscape terms. Owday Lane) is identified as a Locally Important Open Space (Policy ST48). Rough Piece, Owday Wood and Owday Plantation are Local Wildlife Sites. The fields and parkland north of Overall, the site provides the western, landscape led, gateway to Worksop along the busy A57 Gateford Road running up to Owday Wood and east of the track to California Farm are part and complements the rural character of the areas to the north and north west. of an unregistered park and garden. This area, and an area of land West of California Farm, are in the Old Gateford Conservation Area. Gateford Hill House and Gateford Hall are Listed There is a clear landscape distinction between the open character of the site, viewed from Buildings. California Farm and the farm buildings associated with Gateford Hall are identified Gateford Road, and the existing housing to the east (Swinderby Close and Winthorpe Road). as positive buildings within a Conservation Area. Land around Gateford Hall is an area of Therefore, while this is a large site which could make a reasonable contribution to the overall archaeological interest. dwelling requirement, the harm to the open countryside and landscape interests that would result from the development of any part of it outweighs the benefits of new housing or other Habitat connectivity development. Very Good. The extensive areas of woodland and parkland, together with the hedges on this large site, provide good internal connectivity and provide habitat corridors to the north and Relationship with potential Green Gap west. To the south and east, Gateford Road and the built-up edges of Worksop are barriers for Rough Piece, Owday Wood, Owday Plantation and the field to the south are all within the wildlife. defined Carlton in Lindrick/Worksop North Green Gap, identified in the Draft Local Plan (Policy Recreational connectivity ST40). Fair. This is currently limited to the only PROW within the site, which runs north from Mountford Road to Owday Lane. This provides access to a number of PROWs in the countryside to the north of Owday Lane. Depending on the layout of the committed housing site, there is a potential link along Owday Plantation to the PROW further east running north from Harlequin Drive to Owday Lane.

Land Availability Assessment Addendum 30 LAA491

LAA491 LAA491 West of Gateford: Views and landscape features map

Stonemead

EER & Co Const Bdy Public Footpaths

Met Dist Bdy

Listed building LAA491 West of Gateford:1.22m RH

Def Positive buildings in a conservation area Designations map Local wildlife site 38.5m 42.5m Drain

Track and Path

Area of Archaeological Interest OWDAY LANE

Unregistered park and garden 0.91m RH N Tree Preservation Order 40.6m 42.3m CH Conservation area 0.91m RH

Und Def

46.8m

0.91m RH

Drain

ED & Ward Bdy 43.5m

Owday Wood

Drain Def

Drain

0.91m RH

BS Def Drain ED & Ward Bdy BS 46.9m 0.91m Tk B Solar Panels CH

52.1m

BS 0.91m RH Owday Plantation

Drain

Rough Piece EER, Co Const & Met DistDrain Bdy BS The Homestead EER &Met Co Dist Const Bdy Bdy 0.91m RH OWDAY LANE 54.0m

Woodsetts Poultry Farm

53.0m

56.7m Pond Und

CH Well

Pond BS

Und

15 13

GATEKEEPER WAY Keepers Cottage

BRIMSTONE WAY

60.4m 3 CH

ESS

55 63

RED ADMIRAL ROAD

1 65

Track 2 73 HARLEQUIN DRIVE

54.9m 3 34

4 ESS

TRISKEL GROVE

WOODSETTS LANE 81

22 14

Path (um) 95

1 101

Dog Kennel 0 2 103

Plantation 1 25

Pond 87

8 15

29 11 16 2 5

Fox Covert 10

SOVEREIGN WAY13 27

1 14

Ashes Wood 15 25 11

16 6 7 7 3 BROOM CLOSE 16 HOLME WAY

12 2 27

22 13

24 14

3 CHURCHILL WA 10 1

12 1 ROSEWOOD

14 25 23

32 Y

6 21

CLOSE 27 17 2 2

23 6 4 15 FOXWOOD CLOSE

Tennis 17 15 26 2 2

A 57 SD

11 GREENWOOD CLOSE 19 49.0m

Court 16 El Sub Sta 5

33 HALDON WAY

15 11 14 19

37 21

35 11

39 5

31 7

Track HALDON

18 25 3

8 20

18 1

WAY 31 30 28 25 29

24 20 5

14 APPLEWOOD CLOSE 1 4 4 2 22 6 ABINGDON

Gateford Hill VIEW 14

Residential 2

Nursing Home 10

6 8

10 1

3 2 CONINGSBY AVE

Track 11

15 9 18

16 4 APPLEWOOD CLOSE 8

MONTFORD ROAD

15 33

23 11 38 3 12

29 32

KENLEY CLOSE

Track 17

WOODSETTS LANE 2 15

26 Path

2 9

The Lawn 3 12

12 SCAMPTON ROAD 1 14

16 4

3 8

1 3

BOSCOMBE ROAD 1 AVENUE

24 10 2 14 RK

2 3 9

19 ASHES PA 9

ALCONBURY WAY 5 8

1 MANSTON WAY 24 Def 3

The Lawn 26

15 4 12 17 15 9 Pump 3 15

8 Issues 1

14 El Sub Sta 17 16 2 The Rookery 21 MANSTON WAY 22 20 3 21

ST MARK'S CLOSE

B 6041 1 41 California Farm 18

17 23 27

27 35 15

7 35 ALEXANDER DRIVE 23 2

1 6

4 44.2m

1 43 33 8

0 20 1

16 CLOSE

SCOFTON 36 41

16 12 1 3

SOMERTON ROAD Path

46 48

5 35

SWINDERBY CLOSE 14

29 8 3

CROMWELL CLOSE 31

GATEFORD 2

10 17 13

7 33

Ward Bdy 2 Gateford Common 15 The Toll Bar ROAD Sluice 2 6

Pond 11

New The Entrance House 1 Lodge 37 Icehouse (disused) 21 CR WINTHORPE ROAD GATEFORD 56 2 10

GATEFORD

11 Smithy 49

15 25 19 Track WELLESLEY CLOSE 19 15

OLD GATEFORD ROAD 1

Otley 2 Gateford House 34 8 The Old Toll Bar Cottages 11 Cottage 18

2 Ivy

Forge House 5 44

10 The Cottage Gateford Hall 1 1 Tks 600 Cottages

Farm 596

610 46

2 3 49.4m 614

OLD GATEFORD ROAD 26 22

6 7 Gateford GLEDHILL 18 2 1 Toll Bar 20 10 Meadowbank Farm Ward Bdy GATEFORD

GATEFORD ROAD

Shelters 10 9 CR

DRIVE 2 COMMON GATEFORD TOLL BAR

ROMAN ROAD

B 6041 19 15 11

to to

11 THORLBY 16 15 1

5 27

3 9 o

t 29

Def 1

Ppg Sta

DRIVE

ELDER PLACE 5

17 15 4 LB

Gateford Farm Cottage 30

2 8

4 to 1 28 LB 4 15

9 QUARRY 10 20 El Sub Sta 11 28

16 1a 14 9 14 2 GROVE 7 to to 14 2 15 12

1 LANE 18

12 1

4 LYNCHET 19 1 38 9 11 21 7 PEREGRINE COURT MONTYS MEADOW 5

3 17 10 15 3

WILLOW DRIVE 31

5 2 WREN COURT

15 14 8

7 9

1 7 20

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HAWSON WAY

11 2 10 LADY WALK 1

20 MAGPIE CLOSE

6 4 2 2 GROVE

MACHIN SANDMARTINS 3 7

7 21

9 CR

SWAN COURT 8

2 1 11

1 4 7

8 11 2 35 Shelter

25 FARNDON GROVE 53.8m 7 Woodend Farm 1 El Sub Sta 4 Romans Rest

25 10 5 7 11 1 (PH)

15 15 1 11 14 2

22 11 15

Lay-by 1a

KIRKPATRICK DRIVE 9 GROVE

1 7

2 GATEFORD RO

MOSGROVE CLOSE 33

20 2 KINGFISHER WALK 1

1 31 SWALLOW 37

26 1

1 11 2

30 21 AD

1 16 4 15

2 6 5

Ward 6

23 6

25 CUCKOO HOLT 2 21 34 Bdy

8 39 43 15 FIELDFARE DRIVE 9

4 NIGHTINGALE GROVE

28 32 Def

8 THE LINNETS 2 11 MOSGROVE 2 1

27 10 CLOSE

16 33 4 TEAL COURT

15 18

18 11

NEWTON CLOSE 2

15 WALK El Sub Sta 25

1 1

2 33 1

KESTREL MEWS 11 th (um)

26 Pa 28 8

KINGFISHER 6 15 Mast (telecommunication) 17 6

15 30

11 22 5 15 22 Drain Gas Gov 19 El Sub Sta

14 56

15 9 9

20 19 14 7 PLOVER DENE 4

24 16

36 34 31 BLACKBIRD AVENUE

12 12 2

19 489 GREENFINCH DALE 1

15 Intermittent hedgerows / trees

Def

17 THE MALLARDS

11 15 19 552

Path (um) Path 550 6

1 479 4 2 2

CHAFFINCH MEWS 2

4 2 4 2 10 33 1 14 THE BRAMBLINGS 24 LB View into / out of site 36 477

1 29 21

1 12 8 6 7

LADY WALK 2

1 GATEFORD RISE 11 48

24 15

SISKIN COURT TCB

21 13

Woodland Court 11 4

9 25 21

24 48

39 465

25 39a

28 20 41 19 45

10 21

N 27 RED KITE CLOSE 2 1

6 14 14

10 3 7

15 7

32 12 8 11 455 Sloping topography (upslope) 16

Path 2 57.9m

4 14

RISE 13 1

GOLDCREST 16

YELLOWHAMMER DRIVE YELLOWHAMMER 33

Path (um) 25

15 COACH CRESCENT 11

Any queries on the precise location and alignment of any right of way must be made to the Definitive Map team at Nottinghamshire County Council. 11 11 AVENUE CLAYLANDS 18 The Dukeries 17 8 443

33 1 15

1 2 ESS 59.1m El Sub Sta 7 El Sub Sta 12 GATEFORD CLOSE

Path (um) Path Path (um) 17 16 34

40 441 2 Tank 1

Tranker Cottages 16 2 14 40 22 Strong hedgerows / trees 534a 54 DAWBER STREET I Footpath

Track to California Farm, showing parkland in background.

View of southern part of site (W) along Gateford Road. View of southern part of site (E) along Gateford Road.

Land Availability Assessment Addendum 32 Rough Piece woodland off Owday Lane. Pasture land adjoining Gateford Road (in submitted site) to parkland beyond.

Rising open land in submitted site, looking SE from Woodsetts lane.

Land Availability Assessment Addendum 33 View of committed housing from PROW, downslope E of the submitted site.

PROW from Owday Wood, looking across rising open land in submitted site.

Land Availability Assessment Addendum 34 LAA509 Worksop College

(Worksop)

Land Availability Assessment Addendum 35 Site Survey date Grid Reference Elevation Landscape features (e.g. trees, hedgerows, watercourses) Reference (approximate centre) Opposite the third cul-de-sac of housing on Windmill Lane and the entrance to Worksop Golf Worksop 1st March SK59821 & 76959 63m to 78m (slopes down from west to Club, there is a field rising to woods beyond, enclosed by a metal palisade fence. Further College – 2021 north, east and south east). along Windmill Lane, the northern boundary of the site is enclosed by a hedgerow which LAA509 continues beyond the secondary access into the school grounds. This encloses a variety of educational, administrative and residential buildings. Beyond that, also behind a gappy hedge, Landscape Character Assessment (2009) - Policy Zone(s) is a rectangular pasture field which appears to be reverting to woodland through natural Sherwood 31 – Worksop - Conserve regeneration. Current Use A dense triangular woodland which is not in the site, fronts on to the western and northern School and grounds. Includes; buildings, playing fields (cricket, rugby and football), sports hall, sections of Windmill Lane and Ollerton Road. Thereafter, to the south, the frontage to swimming pool, tennis courts etc., a golf course (College Pines), several woodland areas and Ollerton Road is similarly enclosed with hedges. The private drive to the school from Ollerton three pieces of rough pasture. There is also a farmhouse and outbuildings on the north side of Road (Cuthberts Avenue) is lined with an avenue of trees. On the north side of Cuthberts the tree lined Cuthberts Avenue which is the main school access. There is a secondary access Avenue is an L shaped field of grazing land in poor condition. off Windmill Lane. Previous Use(s) There are also areas of trees around the playing field which are located to the south of the school buildings and to the north west of the complex of school buildings. A purpose built school established in 1895, assume previous forestry and agriculture. The College Pines Golf Course includes informal belts of tree planting and small areas of Neighbouring Uses heathland between the fairways. The various playing fields are closely mown and well The site is bounded to the north by Windmill Lane. Towards the eastern end of this, on the maintained with, in some cases, perimeter hedges and tree belts. northern side of Windmill Lane is a post war residential development with an unusual layout. Further to the east, on the northern side of Windmill Lane, is Worksop Golf Club course. Built forms To the north west, alongside Windmill Lane and Ollerton Road is an area of woodland which includes an access and some depot type buildings. The main body of buildings on the site are those associated with Worksop College which are approximately centrally located in proximity to the Windmill Lane frontage of the site. Hannah Park Cemetery lies west of Ollerton Road and to the south there is a wood, the north- Immediately to the east of the complex of school buildings are a number of residential ern part of which (Hannah Park) is open access land. Beyond that, to the south and west, properties which are in the grounds of the college. there is extensive plantation woodland. Sparken Hill Farm is located north of the private drive, Cuthberts Avenue, off Ollerton Road South and east of the College Pines golf course, lie Clumber Road End Wood, Clumber Lane (B6034) which leads to the college buildings. It is an excellent example of a 3 storey and Farm, Forest Road Cottages Wood and Kidney Clump. These three woods are open access double-bay Victorian farmhouse (red brick, stone dressings and blue slate) and outbuildings land. (redbrick and clay pantiles).

Overall, the area typifies Sherwood Forest, with a high proportion of woodland cover. To the south of the drive is a golf club house associated with the College Pines Golf Club, a residential property, and two buildings associated with the colleges’ sports facilities.

Cuthberts Avenue, (tarmac drive from Ollerton Road) provides access to the golf course and the school; car parking areas associated with the school and the golf course; circulation areas within the school grounds and the secondary entrance to the school from Windmill Lane.

Land Availability Assessment Addendum 36 Notable views to and from site Strategic, national or local environmental designations The junction of Ollerton Road and Cuthberts Avenue, with open land either side of an avenue Several of the school buildings are Grade II Listed, (school buildings with hall, ante-hall, west of trees, provides fine vistas. The private drive also enables views of Sparken Hill Farm and wing and part of north wing, headmasters house, south wing and chapel). For full details refer provides extensive views to the south across the golf course. to: https://historicengland.org.uk/listing/the-list/list-entry/1370073

Views from Windmill Lane are more restricted because it is narrow and enclosed. However, In the Draft Local Plan the school and its grounds (the entire site) are identified as Playing the open field opposite the post war housing is visible, but longer views are restricted by the Fields and Outdoor sports facilities (Policy ST48), Windmill Lane (with the connecting upslope and woodland to the rear. footpath/cycle route) is identified as a minor Green Corridor (Policy ST41) and the land around the houses on the north side of Windmill Lane is identified as Locally Important Open Further east along Windmill Lane, at the point where the PROW meets the road, a longer Space (Policy ST48). view opens out to the east and south over a low hedge and across the abandoned pasture which is undergoing natural regeneration to woodland and heath. Adjoining the site (NW) Lowtown Plantation and Hannah Park are covered by TPOs and the latter is a Local Wildlife Site. Within the school grounds, a wood (SE) of the main buildings Visual connectivity with surrounding roads, public rights of way, and residential is also a Local Wildlife Site. Adjoining and within the site (with the Worksop Golf course developments clubhouse in the corner), there is a (square shaped) area of archaeological interest. Sparken The eastern end of the site is visible from Windmill Lane and the site rises towards the south Hill Farm (and outbuildings) is identified as a non-designated heritage asset. west. The unused agricultural land on the west side of the site adjacent to Ollerton Road is visible from the junction of this with the private drive leading to the school. Development constraints or opportunities A combination of factors, including the current educational and recreational uses, the Listed There are two PROWs leading southwards from Windmill Lane. The eastern most of these Buildings, other buildings of interest and the open land connections to the wider Sherwood is within the site and crosses the golf course, connecting with the other PROW which runs Forest and Dukeries landscape, act as constraints on extensive built development. In addition, through the woodland known as Kidney Clump. This PROW is also part of National Cycle despite the footpath/cycle link and bridge over the A57, the site is dislocated from the built Network route 6. The two paths provide views across the site to the south and west over area of Worksop. It is noted that a master plan has been provided to illustrate aspirations and rising ground. options for various parts of the site but that does not appear to address these constraints in detail. Topography The NW corner, from Windmill Lane to the pasture west of Sparken Hill Farm, rises from Conclusions 64m to 78m and is a high point. The central section is almost level, falling gently to the east. There is scope for continued investment in the school to improve facilities and some potential Thereafter, the land falls away south across the golf course (from 74m to 63m). Beyond the for intensification of the current uses, but the constraints identified above mean that the site, it then rises again to 75m. This gentle undulation is important in terms of views and the focus should be on the existing built footprint. Any significant loss of open land within the open character of most of the site. site would diminish the important landscape role that the site has, which complements the Habitat connectivity important education and recreational function it serves. The landscape setting of setting of the listed buildings and the two non-designated heritage assets must also be taken into Very Good. South of the A57 a combination of woodland and hedges provide good account. opportunities for connectivity south and east to extensive forestry linking through to Clumber Park and beyond. Ollerton Road is a barrier, but otherwise there is similar connectivity to the The only area where built development, that is new housing, could be accommodated west. Within the site, the spacious school grounds, areas of pasture, trees, woodland and without prejudice to the wider landscape value of the site, is the field opposite the existing hedges and in particular, the College Pines golf course, are critical elements of landscape and housing on the north side of Windmill Hill. It is for the LPA to decide if that is a suitable site in habitat connectivity. terms of access and the relationship with Worksop, but a well-designed, low density scheme Recreational connectivity would reflect the character of the nearby housing and sit reasonably comfortably against Reasonable. There is a footpath/cycle route (with a bridge over the A57) from Windmill Lane the background of the wood to the rear. Any development should not, however, encroach leading into Manton which is part of the built-up area of Worksop. through the gap between the woodlands onto the higher ground at the rear of Sparken Hill There are two PROWs on the east side of the site running south, off Windmill Lane. These Farm. provide access to a network of paths and cycle trails which eventually link to Clumber Park Relationship with potential Green Gap and surroundings. Not applicable, none in proximity. Land Availability Assessment Addendum 37 LAA509

LAA509

K RISE

2 129 9 Clinic SOUTHBREC 1

PELHAM STREET 37

2 106 14

St Paul's

Church 24

MANTON DALE

92 KINGSTON

The Greyhound to 104 72 2

4 8 (PH) 2

RICHMOND ROAD

165 LAA509 Worksop College: Views and landscape features map

6 34 EDINBURGH ROAD 4 6 8

Line of Posts ROAD

Parish 45

Hall El Sub Sta 3 22 4 10

20 8 7

25 141

Vicarage 16 15 20 21 16 LB CAVENDIS 16 17 H ROAD 7 12 1 90 3 10 1 1 5 1 8 9 9

18 3 2 20 TCB

1 ON 49 Morv KINGST RO en House AD 35

SPUR 39 CRES Public Footpaths CENT 13 23

177

27 13 11

60 6

41.1m 1

4 45

2 14

62 7

2 20

2 Hall

181 67

1 1 53 103 16

95 25 93 19 Listed building 93a 95a LB

22 El Sub Sta 75

24 8

7 KINGSTON ROAD 3 88 69 71 7 LAA509 Worksop12 College: Designations map

ROAD

70 KINGSTON

7 2 4 SPUR CRESCENT

189

104 60

28 30

WAVERLEY PLACE 33

94 16 42

12 58 Non designated heritage asset

2 48

44 El Sub Sta 1 2

KINGSTON CLOSE

36 Posts Allotment Gardens 92 81

EDINBURGH WAL 31 33

K 69

11 80 7

197 1

10 31

15 88 9 EDINBURGH ROAD

12 MARTLET WAY 43.0m 86 25 Local wildlife site 7

27 8 1 43

59 39

AY 49 EY W 46 WAVERL 37

1 6

1 0 51 35 82 82

84 22

LB 68 2 OSE

KINGSTON CL 78

42 25 39 72

43 ESS 83 STREET RUFFORD Electricity

96 Area of Archaeological Interest

LACE 13 62 5 LEY P 2 Distribution

199 WAVER Site

76 1 Ward Bdy 38

9 52 4 26 0

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32 N

5 157 15 22 151

CAVENDISH

12 Tree Preservation Order 20

47.2m 141 A57

2 198

ROAD 108

137

211 188 182

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2 Conservation area

17 216 0

109

A57

156 148

CR Flood Zone 3

1 49.4m 36 122

225 124

FB 57.0m El Sub NETHERTON ROAD Sta Flood Zone 2

17 to 24

9 to 16

1 to 8 Posts Hannah Park View

m) Path (u Registered park and garden

A57

T Windmill Wood rack

Posts

ESS

Path (um)

41 Posts

FSs

57 15 55 95

27 29

Club House 64.9m WORKSOP GOLF CLUB

61.9m

1 WINDMILL LANE

57.3m

55.2m 63.1m WINDMILL LANE

B 6034

62.8m

61.9m

Track

Ward Bdy

Lowtown Plantation

North Copse

71.0m Worksop Golf Course

WINDMILL LANE

El Sub Sta

2 1

1 75.3m

2 Track Tanks

B 6034 Tank The Lodge

Lowtown Treatment Plant (water) 75.0m CR

Tennis Courts

El Sub Sta WINDMILL LANE 72.2m WINDMILL LANE

67.4m

Pavilion

Track

Path (um) The Bungalow 1 5 PF NETHERTON ROAD Worksop College

Path

Sparken Hill Farm

Chapel Eastfield (private)

School House

El Sub Sta

Swimming Bath

Path 6

Track

2 South Field Club House Gibbs House

68.6m Path (um)

Mason House Path 1

Lighting Towers Path

Tennis Court

Sparken Hill House

B 6034

Track Lighting Towers

Path

Sports Facility

Track PF

66.1m

Track 68.9m

Path (um) Drain College Pines Golf Course

Footroad Plantation

Drains COLLEGE PINES GOLF

Plantation 74.1m 1 2 54.3m Cottages Pond COURSE

OLLERTON ROAD

Track

70.7m

Pond Clumber Lane Farm

Ward Bdy

Clumber Road End Wood Clumber Park Lodges

Ward Bdy El Sub Stas

Ward Bdy

CLUMBER ROAD CR View into / out of site Sloping topography (upslope)

Ward Bdy

Track B 6034 B 6034 N Strong hedgerows / trees Sloping topography (downslope) Clumber Road Track End Wood CLUMBER ROAD

76.8m

Track Footpath

CR Any queries on the precise location and alignment of any right of way must be made83.5m to the Definitive Map team at Nottinghamshire County Council. Ward Bdy 80.2m 75.9m Ward Bdy

Field off Windmill Lane, opposite existing houses, woods to rear.

Main entrance off east side of Ollerton Road and adjoining open field to north of Cuthberts Avenue.

Land Availability Assessment Addendum 39 View from Cuthberts Avenue, across College Pines golf course .

Cuthberts Avenue (Main entrance) with Sparken Hill Farm to left. East end of site off Windmill Lane, open view across abandoned pastureland.

Land Availability Assessment Addendum 40 View of southern part of site (E & W), along Gateford Road.

Land Availability Assessment Addendum 41