LAND at ARMTHORPE LANE KIRK SANDALL, DONCASTER Site Delivery Document by Persimmon Homes

LAND AT ARMTHORPE LANE KIRK SANDALL, DONCASTER Site Delivery Document by Persimmon Homes

PROMOTIONAL DOCUMENT | KIRK SANDALL CONTENTS 1 2 3 4

INTRODUCTION SITE LOCATION PLANNING POLICY SITE ANALYSIS

04 / Introduction 05 / Site and Context 06 / Planning Policy 08 / Analysis 09 / Summary of Technical Reports 10 / Landscape Character 20 / A Sustainable Place for Growth 21 / Opportunities and Constraints 5 6 7 8

SETTLEMENT CHARACTER DESIGN CONCEPT BENEFITS SUMMARY

24 / Local Character 26 / Masterplan 27 / Economic Contribution 28 / Summary PROMOTIONAL DOCUMENT | KIRK SANDALL 1 / INTRODUCTION

1.1 This document has been produced by Persimmon Homes to promote land at Armthorpe Lane, Kirk Sandall, Doncaster. 1.2 Doncaster Metropolitan Borough Council is preparing a new Local Plan which will provide the planning strategy for the Borough. The Local Plan will also allocate suitable sites for development. 1.3 The purpose of this document is to provide an overview of how the site at Armthorpe Lane could accommodate housing development for consideration in the preparation of the Local Plan. The document will demonstrate how the site could be delivered to provide new housing in a sustainable location on the edge of Kirk Sandall to support and meet the Borough’s housing needs. 1.4 A preliminary Geo-environmental Investigation prepared by Lithos, Flood Risk Assessment by Fortem, Highways Access Appraisal by Local Transport Projects, and Archaeology and Heritage Desk Based Assessment by MAP Archaeological Practice have been carried out for the site and are submitted together with this promotional document. Kirk Sandall

4 Prepared by Persimmon Homes KEY PROMOTIONAL DOCUMENT | KIRK SANDALL Site Boundary (25.86 ha) 2 / SITE LOCATION

2.1 The site is formed of two parcels of land which lie to the west of Armthorpe Lane at the eastern edge of the village of Kirk Sandall. The site lies within the administrative boundary of Doncaster Council. 2.2 Kirk Sandall is defined as being within Doncaster Main Urban Area in Policy CS2 of the Doncaster Core Strategy (2012). The Main Urban Area will be the focus for growth and regeneration. 2.3 The site consists of four fields currently in agricultural use. Brecks Lane runs through the site, dividing it into two parcels of land. One 400 kV and two 66 kV overhead electricity lines run north/south through the site. 2.4 To the north is a railway line, beyond which are open fields and the village of Barnby Dun. Armthorpe Lane abuts the site to the east, beyond which are open fields. To the south are more fields and the A18. To the west of the site is the village of Kirk Sandall. 2.5 The site is not within a Conservation Area, and there are no Listed Buildings within or adjoining the site. 2.6 The site is well connected to the local road network and wider strategic road network (A18 and A630). The village is served by Kirk Sandall Train Station, with direct services to Doncaster, Hull, and Sheffield. 2.7 Kirk Sandall Industrial Estate is a key employment area located within Kirk Sandall and Edenthorpe.

Prepared by Persimmon Homes 5 Site Location Plan Land at Armthorpe

Client: Persimmon DRWG No: YOR.2557.001 Sheet No:_ REV: B Drawn by : LF Approved by: CH Date: 12/08/2015 Scale: 1:25,000 @ A3

PLANNING | DESIGN | ENVIRONMENT | ECONOMICS 0 100 200 300 400 500 m Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2015 Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449 . Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 0113 287 2800 www.pegasuspg.co.uk PROMOTIONAL DOCUMENT | KIRK SANDALL

3 / PLANNING POLICY

PLANNING POLICY - LOCAL

3.1 The current adopted development plan consists protected through a Countryside Protection Policy important that a sufficient amount and variety of the Doncaster LDF Core Strategy (adopted Area.” of land can come forward where it is needed, that the needs of groups with specific housing 2012) alongside saved policies of the Doncaster 3.5 The most recent Local Development Scheme requirements are addressed and that land with Unitary Development Plan (adopted 1998) and its document (December 2017) for Doncaster Council permission is developed without unnecessary Proposals Map. Kirk Sandall does not have an states that Doncaster Council is continuing to delay. adopted Neighbourhood Plan and the site does prepare its single Local Plan. This will supersede not form part of an adopted Neighbourhood Plan the Local Development Framework Core Strategy 3.8 Any emerging plan must be prepared in Area. and the saved policies of Unitary Development accordance with the Duty to Cooperate, legal and Doncaster Council Unitary Development Plan Plan. It will set out both the strategic and local procedural requirements and must be sound; i.e. planning policies for the Borough and will include it must be: 3.2 The site is allocated within a Countryside Policy a new Proposals Map. • Positively prepared – providing a strategy which as Area, based on the adopted Proposals Map a minimum, seeks to meet the area’s objectively opposite and the housing requirement from 1998 PLANNING POLICY - NATIONAL assessed needs, and is informed by agreements when the Unitary Development Plan was adopted. with other authorities, so that unmet need from 3.6 The National Planning Policy Framework (NPPF) neighbouring areas is accommodated where it is Doncaster Council Core Strategy 2011-2028 sets out the Government’s planning policies practical to do so and is consistent with achieving for England and how these are expected to be sustainable development; 3.3 Policy CS2 (Growth and Regeneration Strategy) applied. The main purpose of the planning system • Justified – an appropriate strategy, taking into sets the housing targets for the current plan. is to contribute to the achievement of sustainable account the reasonable alternatives, and based on Policy CS2 identifies that Kirk Sandall is located development. There are three dimensions to proportionate evidence; within Doncaster Main Urban Area, where the sustainable development; economic, social indicative housing allocation number is 9,225 - and environmental. Paragraph 11 refers to a • Effective – deliverable over the plan period, and 11,808 between 2011 - 2028. The policy recognises presumption in favour of sustainable development, based on effective joint working on cross-boundary that the Main Urban Area will be the main focus which should be seen to “positively seek strategic matters that have been dealt with rather for growth and regeneration. opportunities to meet the development needs of than deferred, as evidenced by the statement of common ground; and 3.4 Policy CS3 outlines the Council’s policy on their area”. • Consistent with national policy – enabling the development in the Countryside. “The countryside 3.7 To support the Government’s objective of delivery of sustainable development in accordance in the east of the borough will continue to be significantly boosting the supply of homes, it is with the policies in this Framework. 6 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

Adopted Proposals Map (1998)

Prepared by Persimmon Homes 7 PROMOTIONAL DOCUMENT | KIRK SANDALL 4 / SITE ANALYSIS

ANALYSIS

4.1 The site lies adjacent to the eastern built-up areas of Kirk Sandall and extends for much of their eastern extent. 4.2 The site, for the most part, comprises arable farmland. Two arable fields are divided by Brecks Lane which connects Armthorpe Lane with Kirk Sandall in the west. The northern-most part of the site is comprised of improved pasture located to either side of a series of drainage ditches at this lowest part of the site. The rise in topography to the south is very subtle, increasing from approximately 9mAOD in the north to up to 12mAOD near to Brecks Lane, and subsequently dropping slightly towards the southern site boundary. 4.3 The existing residential areas to the west of the site are interrupted by Brecks Plantation and Common Plantation, which extend north and south from Brecks Lane and adjoin the site. A Public Right of Way connects Thorne Road in the south with Brecks Lane and subsequently permissive routes exist within Brecks Plantation which is the larger of the two areas of woodland that adjoin the site. In the north, the site is traversed by a Right of Way (footpath) which follows the route of a drain and connects Eccleston Road with Armthorpe Lane. 4.4 Site boundaries to the east and south are predominantly defined by native field hedgerows or drainage ditches, with a small enclave of residences located to the west of Armthorpe Lane opposite Park Hill. To the north, the site boundary is, in part, adjoined by the railway line which connects between Doncaster and wider routes to the north and east. 4.5 The site is traversed by one 400 kV and two 66 kV overhead electricity lines which run north/south throughout the site. Kirk Sandall

8 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

SUMMARY OF TECHNICAL REPORTS

Flood Risk Assessment prepared by Fortem Archaeology and Heritage Desk Based Assessment Site Investigation (DBA) prepared by Lithos prepared by MAP Archaeological Practice Consulting 4.6 The Flood Risk Assessment identifies 4.9 The report confirms that there are no 4.10 The Preliminary Geo-environmental that a significant majority of the site is Designated Heritage Assets within or Investigation report has considered any located within Flood Zone 1, with all other bordering the proposed development area. potential constraints presented by ground sources of flood risk low or mitigated by the There are two Non-Designated Heritage conditions including mining and quarrying introduction of the development adoptable Assets within the Proposed Development activity, hazardous gas, foundations, drainage network. A small area in the Area, an entry describing extensive highways, drainage, contamination and northern parcel is within Flood Zone 3, with cropmarks of Iron Age or Romano British other potential development constraints. mitigation solutions available. field systems and a Historic Environment The site is demonstrated to be suitable 4.7 The potential for infiltration drainage on the Characterisation report. There are for its current and proposed use, although site is subject to detailed infiltration testing. two Designated and seventy-two Non- further investigation will be required for the The surface water drainage hierarchy has Designated Heritage assets located within proposed change in use. An appropriate been considered and the most appropriate one kilometre of the Proposed Development ground investigation strategy is provided. discharge regime is the existing watercourse Area. The Proposed Development lies located within the site boundary. Surface within an area of extensive cropmarks of Access Appraisal provided by LTP water discharge can be provided at field systems likely to date to the Iron Age acceptable rates. Foul water from the or Romano British Periods and so any 4.11 The Highway Access Appraisal development will discharge to the existing development is likely to impact on sub- demonstrates that safe and suitable access combined sewer in the north of the site. surface archaeological deposits. However, can be provided, with various options the report advises that there is nothing to available. The appraisal also identifies Ecological report prepared by Quants prevent development and a programme of where capacity modelling may be required, Environmental archaeological evaluation can take place at with any requirement for mitigation to pre-determination stage, in order to assess be determined on the outcome of the 4.8 The Ecological report identifies that there the extent and survival of archaeological modelling. are no ecological sensitivities on the site. deposits on site to enable a suitable mitigation to be proposed.

Prepared by Persimmon Homes 9 PROMOTIONAL DOCUMENT | KIRK SANDALL

CHARACTER CONTEXT

4.12 The site falls within National Character east, and large former mining settlements within the site without the perception of Area 39 – Humberhead Levels. Within in the west. settlements merging due to the strength of the Doncaster Landscape Character and the existing intervening elements within the • Major transport routes including motorway Capacity Assessment (March 2007), the site landscape. and railway. falls within Character Type H2: Blaxton to 4.15 It was noted during site work, that existing Stainforth Sandland Heaths and Farmland. 4.13 Our appraisal accords with the broad residential areas display a variety of Some key characteristics of this character characteristics above and we would concur characteristics which gave a distinct feel to area are listed as follows: with the conclusions of the Appraisal that the landscape is of moderate condition and each location. The circa 1920s development • Flat low-lying floodplain with Sherwood landscape value. which centres around Lancaster Avenue, sandstone overlain by gravel and sand. Sutton Road and Eccleston Road precedes 4.14 The location, orientation and movement much of the later development to the • Medium to large scale intensive arable of traffic along Armthorpe Lane, in south and includes well defined avenues farmland with rectangular fields and combination with the tall structures of and streets. Development to the south of fragmented and missing hedge boundaries the 400 kV pylons within the site running Brecks Lane is of more dense arrangement and frequently lined with bracken. parallel to it, create disparity between the associated with 1980s onwards. • Scattered farms with diversifying and wider open landscape extending further 4.16 The landscape strategy for H2 – Blaxton to recreational land uses. east and the settlement edge located to the west. Within the local landscape, the Stainforth Sandlands Heaths and Farmlands • Network of larger drains and smaller wet well wooded setting which surrounds Park within the Doncaster Landscape Character ditches. Hill and extends along the railway line and Capacity Assessment, is to ‘Create and • Numerous sand and gravel extraction between Armthorpe Lane and Hatfield Lane, Strengthen’. sites including restored areas. combined with the route of the railway itself, offers an existing strong definition between • Occasional mixed deciduous and the village of Barnby Dun and the site. The coniferous woodlands. manner in which potential development • Occasional heathland and small remnants within the site comes forward should give of roadside heath land vegetation including due regard to the distinction between Kirk both bracken and gorse. Sandall and Barnby Dun. However, it is • Small rural settlements scattered in the considered that development could occur

10 Prepared by Persimmon Homes Photographic location plan

PROMOTIONAL DOCUMENT | KIRK SANDALL

Photographic location plan

VISUAL CONTEXT

4.17 This location plan shows the locations of where photos of the subsequent 5 views were taken. 2 5 2 1 3

4 6 1 3 4 6

630m 630m 13 13 8 8

11 9

10 11 9

Photographic Location Plan KEY 9 Photograph location number and direction

Prepared by Persimmon Homes 11

KEY

9 Photograph location number and direction PROMOTIONAL DOCUMENT | KIRK SANDALL

VIEWS FROM THE NORTH:

4.18 From areas to the north, visibility is highly constrained by existing industrial/ commercial units located between the railway line and Doncaster Road. Motorists travelling along Doncaster Road are offered further screening by roadside vegetation. From within the site looking north, vegetation along the northern site boundary offers some softening of the units from within the site.

4.19 From locations within the southern 1 View south east from new development at Kiln Court. residential areas of Barnby Dun, visibility extends towards the upper portions of the tall pylons within the northern part of the site, however visibility of other elements within the site and any housing beyond, is curtailed by buildings, garden boundaries within the foreground landscape. The allotment gardens which occupy land on the southernmost edge of Barnby Dun are set a low level in comparison with the adjacent Armthorpe Lane which rises to bridge the railway line. The road and bridge limit the propensity for views to extend towards the site.

2 View north along Armsthorpe Lane from Parkwood Rise. 12 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

VIEWS FROM THE EAST:

4.20 Principal visual receptors are those at a group of residences located to the west of Armthorpe Lane. Image 3 shows the view from Armthorpe Lane adjacent to these properties and Image 4 shows the nature of the boundary and garden screening to the west of these properties. 3 View west and north from Armthorpe Lane. 4.21 Other residences in the area in proximity to the site are those at Parkwood Rise. This cul-de-sac incorporates bungalows which are set within a mature woodland setting and from which views are highly constrained. The woodland setting at this location extends eastwards towards Park Hill Grange. Views in the direction of the site from the golf course driving range and Park Hill are highly filtered by mature trees (Image 5). 4.22 Slightly further south along Armthorpe Lane are four houses which have a more open aspect whereby existing housing and woodland at the eastern edge of Kirk Sandall are determinable. Development within the site would increase the extent and proximity of built form within westerly views from these properties (Image 6).

4 View east from Footpath 7 towards the rear of houses located on Armthorpe Lane.

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4.23 Further to the east, opportunities for more distant views towards the site from the bridleway which connects Barnby Dun and Dunsville, are limited. Images 7 and 8 show the nature of the view. Users of the Right of Way are at such a distance and views towards the site would be oblique to the direction of travel, there is not likely to be a notable change to the views or experience of receptors along this route. Residential areas at the western edges of Dunsville are set behind establishing areas of woodland plantation which enclose views. 5 View south west from entrance to driving range.

6 View from Armthorpe Lane.

14 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

7 View south west from Hatfield Lane (bridleway).

8 View west from the entrance to Quarry Park off St Mary’s Road.

Prepared by Persimmon Homes 15 PROMOTIONAL DOCUMENT | KIRK SANDALL

VIEWS FROM THE SOUTH:

4.24 Receptors in closest proximity to the site which would experience the greatest change to views are those within an area of relatively modern housing in the area of Longfield Drive. Image 11 shows the relationship between this existing residential area and the site.

4.25 Due to the long and narrow form of the 9 View north west from Thorne Road (A18). site, more distant views from the south are restricted and exist principally for motorists travelling north along Armthorpe Lane. Beyond this, there are a few properties (Common Farm, Green Lane Farm and a bungalow to the north east of the roundabout) with Hatfield Lane and the A18 from where development within the site could be discerned. These properties are located between 240 and 970m south east of the site at their nearest point. The flat topography and distance indicates that upper storeys and rooflines could appear at some distance above other elements in closer proximity to these properties.

10 View north upon approach to Hatfield Lane/Thorne Road roundabout.

16 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

11 View north from Longfield Drive.

Prepared by Persimmon Homes 17 PROMOTIONAL DOCUMENT | KIRK SANDALL

VIEWS FROM THE WEST:

4.26 Principal receptors located to the west of the site are residents within existing housing areas, users of two Public Rights of Way which connect into the site from these existing settlement edges and motorists along Brecks Lane. 12 View from Public Right of Way connecting into the site to the north of Fothergill Drive. 4.27 The broad area of woodland at Brecks Plantation and Common Plantation, offer screening to some areas of the site from the west. In other locations, existing areas of housing are located adjacent to the site, from which existing views are likely to comprise garden planting and boundary fencing, beyond which the upper parts of the pylons and overhead cables may be visible. 4.28 Users of Brecks Lane passing adjacent to the site, would identify a change to the land use associated with the development of the site for housing. It would increase the extent of residential development which exists further west along the route.

13 View towards the site from Longton Road.

18 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

VISUAL IMPACT Designations

4.29 Visibility into the site is constrained and 4.31 There are no national designations covering the site that recognise particular landscape, character, or views from wider areas are very few. Where visual importance. views are available, principally from adjacent 4.32 The site is included within the Doncaster Council Core Strategy 2011-2028 as being located within the residential areas and roads adjacent to the Countryside Protection Policy Area. site, the 400 kV pylons and 66 kV overhead cables form an element of the landscape, 4.33 No important views are identified which could be compromised by future development within the site. set between existing areas of housing at the 4.34 There are existing areas which are included at areas of Open Space which lie adjacent to the site and eastern edge of Kirk Sandall, the railway line which offer good amenity for future residents. and areas of woodland located beyond the 4.35 Development of the site would result in the new built form within arable land, but within which the site. distinctive and highly visible overhead power lines and tall pylons dominate. However, the net loss of 4.30 The character of the site is affected by farmland throughout the site as a whole could be balanced by areas of public open space which would the overhead cables and pylons, which sit be designed to mitigate the prominence of the pylons. This could bring about inclusion of elements awkwardly between the housing area to the which enhance local wildlife infrastructure. west and wider open landscape to the east. It is anticipated that residential development of the site could occur with limited adverse effects upon wider visual amenity.

Prepared by Persimmon Homes 19 KIRK SANDALL KIRK SANDALL

KIRK SANDALL

PROMOTIONAL DOCUMENT | KIRK SANDALL

KIRK SANDALL: A SUSTAINABLE PLACE FOR GROWTH

4.36 The village of Kirk Sandall has an array of local services and facilities offering its population shopping, eating and drinking, employment, health, education (primary) and leisure and sports opportunities. 300m 200m 100m 4.37 The town is served by a good, frequent public transport service. Kirk Sandall Train Station has direct services to Hull, Doncaster, 100m KIRK SANDALL and Sheffield. In addition, there are numerous bus services 200m

operating from the village, linking to nearby villages and larger 300m

urban areas including Doncaster, Armthorpe, and Rossington. 400m

500m

600m

700m KEY KEY Doctor's surgery / Pharmacy 800m Site Boundary Doctor'sSite Boundary surgery / Pharmacy Library Library 900m Countryside Policy Area SchoolsCountryside Policy Area Bus stops Schools Bus stops KEY 1000m Open Space Policy Area PostOpen office Space Policy Area Church Post office Church Site Boundary Doctor's surgery / Pharmacy Library

Residential Policy Area PubsResidential Policy Area ConveniencePubs store Convenience store Countryside Policy Area Schools ServicesBus stops Plan Services Plan Train station Train station Housing Site Housing Site Supermarket Supermarket KEY Open Space Policy Area Post office LandChurch East of Kirk Sandall Land East of Kirk Sandall

Pubs Site Boundary ResidentialDoctor's Policy surgeryArea / Pharmacy Library Client:Convenience Persimmon store Homes REV: - Client: Persimmon Homes REV: - DRWG No: YOR-2557-005 Approved by: ServicesDRAFT PlanDRWG No: YOR-2557-005 Approved by: DRAFT Train station DrawnSupermarket by : NW Drawn by : NW Countryside Policy Area Housing SiteSchools Bus stops Land East of Kirk Sandall PLANNING | DESIGN | ENVIRONMENT | ECONOMICS PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 10/07/18 Date: 10/07/18 Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence numberCopyright 0100031673 Pegasus. Ordnance Planning Survey Group Copyright Ltd. Crown Licence copyright number, All 100042093 rights reserved. Promap. Emapsite Licence Licencenumber number100020449 0100031673. . Ordnance Survey Copyright Licence number Scale:100042093. Promap 1:5 Licence,000 number@ A3 100020449. Scale: 1:5,000 @ A3 Pegasus accepts no Openliability for anySpace use of this Policy document otherArea than for its original purpose, or by the originalPegasus client accepts, or following noPost liability Pegasus'office for any useexpress of this agreement document to other such thanuse. for T 01285641717its original purpose www,.pegasusgroup or by the originalChurch.co.uk client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Client: Persimmon Homes REV: - DRWG No: YOR-2557-005 Approved by: DRAFT Drawn by : NW Residential Policy Area Pubs Convenience store PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Services Plan Date: 10/07/18 Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. Scale: 1:5,000 @ A3 Pegasus accepts no liability for anyTrain use of this station document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Housing Site Supermarket Land East of Kirk Sandall

Client: Persimmon Homes REV: - DRWG No: YOR-2557-005 Approved by: DRAFT KEY SustainabilityDrawn Plan by : NW 20 PLANNINGPrepared | DESIGN by Persimmon | ENVIRONMENT Homes | ECONOMICS Site BoundaryDate: 10/07/18 Doctor's surgery / Pharmacy Library Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. Scale: 1:5,000 @ A3 Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Countryside Policy Area Schools Bus stops

Open Space Policy Area Post office Church

Pubs Convenience store Residential Policy Area Services Plan Train station Housing Site Supermarket Land East of Kirk Sandall

100m Distance from site (100m intervals) Client: Persimmon Homes REV: A DRWG No: YOR-2557-005 Approved by: DRAFT Drawn by : NW PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 10/07/18

Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Scale: 1:5,000 @ A3 PROMOTIONAL DOCUMENT | KIRK SANDALL

OPPORTUNITIES AND CONSTRAINTS

4.38 The Doncaster Landscape Character and Capacity Assessment (March 2007) considers the broad capacity for housing and identifies the following strategies which could be employed to mitigate new areas of housing within Kirk Sandall:

• Keep a clear separation between the settlements of Barnby Dun and Kirk Sandall by not extending the development edge north beyond the line of the existing edge of Kirk Sandall. • Keep development adjacent to existing housing edges to avoid fragmentation of remaining farmland. • Development outline to follow the outline of the small fields. • Avoid disrupting the historic features such as the

church and graveyard and their setting. (These KEY

are located 1km west of the site). Site Boundary Field pattern • Avoid designated nature sites. (The closest is at Existing Trees/Woodland to be retained Flood zone 3 Existing retained overhead cables with Flood zone 1 Quarry Park, 1.7km east). offset from development Public Right of Way Areas benefiting from flood defences • Retain existing public rights of way and buffer Northern line of the extent of Kirk Sandall Pond Constraints Plan them with tree and hedge plantingKEY to reduce the Area to maintain seperation between Kirk Sandall and Barnby Dun Land East of Kirk Sandall extension of urban influences. Site Boundary Field pattern Client: Persimmon Homes Existing Trees/Woodland to be retained Flood zone 3 REV: • Blend in the edge of the development with trees DRWG No: YOR-2557-007 Approved by: FH Existing retained overhead cables with Flood zone 1 Drawn by : KG offset from development and hedges found on the existing edge. PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 15/08/18

Public Right of Way Copyright PegasusAreas Planning benefiting Group Ltd. Crown from copyright flood, All rights defences reserved. Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Scale: 1:5000 @ A3 Northern line of the extent of Kirk Sandall Pond Constraints Plan Area to maintain seperation between Kirk Sandall and Barnby Dun Constraints Plan Land East of Kirk Sandall KEY Prepared by Persimmon Homes 21 Client: Persimmon Homes REV: Approved by: FH Site Boundary Field patternDRWG No: YOR-2557-007 Drawn by : KG PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Existing Trees/Woodland to be retained Flood zone 3Date: 15/08/18 Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence number 0100031673. Ordnance Survey CopyrightExisting Licence number retained 100042093 overhead. Promap Licence cables number with 100020449 . Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following Pegasus' express agreement to such use. T 01285641717 www.pegasusgroup.co.uk Flood zone 1Scale: 1:5000 @ A3 offset from development Public Right of Way Areas benefiting from flood defences Northern line of the extent of Kirk Sandall Pond Constraints Plan Area to maintain seperation between Kirk Sandall and Barnby Dun Land East of Kirk Sandall

Client: Persimmon Homes REV: DRWG No: YOR-2557-007 Approved by: FH Drawn by : KG PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 15/08/18

NorthernNorthern edge edge offset offset from from Barnby Barnby BARNBYDunDun to maintain to DUN maintain landscape landscape separationseparation

EdgeEdge offset offset from from Barnby Barnby Dun Dunto to maintainmaintain landscape landscape separation separation PROMOTIONAL DOCUMENT | KIRK SANDALL

ExistingExisting overhead overhead lines lines to be to be OpportunityOpportunity to reinstate to reinstate native native buriedburied hedgerowhedgerow and andreinforce reinforce containmentcontainment of cell of cell Northern edge offset from Barnby Dun to maintain landscape separation

BARNBY DUN PotentialPotential new new pedestrian pedestrian link link KIRKKIRK SANDALL SANDALL

Edge offset from Barnby Dun to maintain landscape separation 4.39 Overall, the Assessment considered the capacity of Kirk Sandall to accommodate

Existing overhead lines to be Opportunity to reinstate native buried hedgerow and reinforce housing to be moderate. containment of cell PotentialPotential to extend to extend woodland woodland charactercharacter along along Brecks Brecks Lane Lane with with newnew buffer buffer planting planting 4.40 An indication of the potential landscape Northern edge offset from Barnby Potential new pedestrian link KIRK SANDALL Dun to maintain landscape framework for the site has been prepared separation PotentialPotential new new woodland woodland edge edge betweenbetween road road and andoffset offset for power for power lineslines to reflect to reflect existing existing woodland woodland blocksblocks and andassimilate assimilate overhead overhead and is included on the Opportunities and cablescables within within the settlementthe settlement edge edge Constraints Plans to help guide the way Edge offset from Barnby Dun to OpportunityOpportunity for POS for POS beneath beneath in which development could occur within maintain landscapeexisting separationexisting powerlines powerlines the site and further reinforce this eastern Potential to extend woodland character along Brecks Lane with new buffer planting Existing overhead lines to be Opportunity to reinstate native settlement edge. buried hedgerow and reinforce containment of cell Potential new woodland edge between road and offset for power lines to reflect existing woodland blocks and assimilate overhead cables within the settlement edge Potential new pedestrian link KIRK SANDALL

OpportunityOpportunity to repair to repair and andthicken thicken Opportunity for POS beneath nativenative hedgerow hedgerow to provide to provide existing powerlines containmentcontainment to proposed to proposed cell cell

KEYKEY Potential to extend woodland Site Siteboundary boundary ExistingExisting retained retained overhead overhead cables cables with with character along Brecks Lane with offsetoffset from from development development new buffer planting

ExistingExisting trees/woodland trees/woodland to be to retained be retained Key Keynode node at transition at transition between between Kirk Kirk SandallSandall and andwider wider countryside countryside Opportunity to repair and thicken Potential new woodland edge PotentialPotential proposed proposed woodland/trees woodland/trees native hedgerow to provide between road and offset for power PotentialPotential public public open open space space containment to proposed cell lines to reflect existing woodland blocks and assimilate overhead PotentialPotential future future road road access access into intosite site cables within the settlement edge PotentialPotential development development cell cell OpportunitiesOpportunities Plan Plan PotentialPotential pedestrian pedestrian access access into intosite site OpportunityOpportunity for hedgerow for hedgerow repair/reinstatement repair/reinstatement LandLand East East of ofKirk Kirk Sandall Sandall Opportunity for POS beneath PotentialPotential for extending for extending woodland woodland existing powerlines KEY charactercharacter along along Brecks Brecks Lane Lane ExistingExisting Public Public Right Right of Way of Way Client:Client: Persimmon Persimmon Homes HomesREV:REV: - - DRWGDRWG No: No:YOR-2557-006 YOR-2557-006ApprovedApproved by: FHby: FH Site boundary Existing retained overhead cables with ExistingExisting power power lines lines to be to buried be buried offset from development DrawnDrawn by : byKG : KG PLANNINGPLANNING | DESIGN | DESIGN | ENVIRONMENT | ENVIRONMENT | ECONOMICS | ECONOMICS Date:Date: 15/08/2018 15/08/2018 Existing trees/woodland to be retained CopyrightCopyright PegasusKey Pegasus Planning node Planning Group at Ltd Group .transition Crown Ltd. copyrightCrown copyright , betweenAll rights, All reserved rights Kirk reserved. Emapsite . Emapsite Licence Licence number number 0100031673 0100031673. Ordnance. Ordnance Survey CopyrightSurvey Copyright Licence Licence number number 100042093 100042093. Promap. Promap Licence Licence number number 100020449 100020449. . Scale:Scale: 1:5000 1:5000@ A3@ A3 PegasusPegasus accepts Sandallaccepts no liability no liabilityfor andany foruse anywider of this use document of thiscountryside document other than other for than its original for its original purpose purpose, or by the, or original by the original client, or client following, or following Pegasus' Pegasus' express express agreement agreement to such touse such. T use 01285641717. T 01285641717 www.pegasusgroup www.pegasusgroup.co.uk .co.uk Potential proposed woodland/trees Potential public open space Potential future road access into site Potential development cell Opportunities Plan Potential pedestrian access into site Opportunity for hedgerow repair/reinstatement Land East of Kirk Sandall Potential for extending woodland Opportunity to repair and thicken character along Brecks Lane Existing Public Right of Way Client: Persimmon Homes REV: - native hedgerow to provide DRWG No: YOR-2557-006 Approved by: FH containment to proposed cell Existing power lines to be buried Drawn by : KG PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 15/08/2018 Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. Scale: 1:5000 @ A3 Pegasus accepts no liability for any use of this document other than for its original purpose, or by theOpportunities original client, or following Pegasus' express agreement Plan to such use. T 01285641717 www.pegasusgroup.co.uk

22 KEYPrepared by Persimmon Homes Site boundary Existing retained overhead cables with offset from development

Existing trees/woodland to be retained Key node at transition between Kirk Sandall and wider countryside Potential proposed woodland/trees Potential public open space Potential future road access into site Potential development cell Opportunities Plan Potential pedestrian access into site Opportunity for hedgerow repair/reinstatement Land East of Kirk Sandall Potential for extending woodland character along Brecks Lane Existing Public Right of Way Client: Persimmon Homes REV: - DRWG No: YOR-2557-006 Approved by: FH Existing power lines to be buried Drawn by : KG PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Date: 15/08/2018

Opportunities Constraints

4.41 Maintaining separation between the development and Barnby Dun would 4.47 Consideration should be made to the particulars of the Saved Policies retain much of the existing Public Right of Way within an area of open ENV2 and ENV4 of the Doncaster Unitary Development Plan and Policy space designed to reflect the nearby landscape character and accord CS3 of the Doncaster Council Core Strategy 2011-2028 which seek to with the suggested measures of mitigation set out within the Landscape safeguard the countryside from encroachment. Also, the observations Character and Capacity Assessment. and recommendations of the Landscape Character and Capacity Assessment. 4.42 The existing eastern edges of Kirk Sandall have garden boundaries which back on to the wider arable farmland. It is considered that the 4.48 A response to the proximity of the site to the outer edges of Barnby relationship between the settlement edge and the rural landscape could Dun should be made within the evolution of the site masterplan. It is be improved and the development could offer solutions which more suggested that there should appear some perceived distinction between closely align with current best practice. the development within the site and existing properties within areas west of Park Hill. The incorporation of tree planting in this area would 4.43 Increased planting to all site boundaries would strengthen these as assist in reinforcement of existing well-defined wooded character along corridors for wildlife and improve connectivity between existing areas the railway line. Where planting is outwith the required easement of of trees which surround the site to the north east and west. In addition, overhead power lines, this should incorporate tree planting of woodland provision of new landscape within the site which connects existing scale species. woodlands, would also be beneficial. 4.49 The restrictions and guidance for the incorporation of overhead lines 4.44 Broadleaf trees and existing gappy hedgerows located along site within development as set out within the National Grid’s Development boundaries should be safeguarded, repaired, and enhanced and Near Overhead Lines’ (July 2008). integrated within the development layout. In particular, emphasis of the existing wooded character along the eastern parts of Brecks Lane would 4.50 The local landscape character should be considered and incorporated maintain this distinct character along a key route into and out of Kirk within a development masterplan. Sandall and offer the potential to create a strongly defined transition upon reaching Armthorpe Lane and where views extend across the adjacent farmland. 4.45 Carefully positioned housing areas and enhanced planting would help reduce the stark contrast that exists between the agricultural use and the overhead power lines. The 66 kV cables could be relocated underground. 4.46 The very good range of social and community facilities in Kirk Sandall should be made accessible by a choice of pedestrian, cycle and vehicular means.

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5 / SETTLEMENT CHARACTER

1 2 3

6 Longton Road Tarleton Close Newhall Road

4 5 6 1

Fothergill Drive Rainford Square Eccleston Road

5.1 This section provides an overview of the settlement character and local vernacular in this part of Kirk Sandall.

3 5.2 In the early 1900s Doncaster became a national centre for coal mining, resulting in further exponential population growth and in-migration, the industry employing more people in the area than anything else. A consequence of this growth was the development of mining communities located around the borough based around the numerous 4 pits, sunk to exploit the rich coal seams underlying the area. The legacy of this process has resulted in Doncaster having a dispersed settlement pattern of standalone settlements outside the main urban Kirk Sandall area. Like many other parts of the country the post war period saw

24 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

massive housing growth, clearance of sub-standard housing (particularly in and around the town centre) and further growth of the borough’s suburbs - including several large municipal housing estates. 5.3 Kirk Sandall is identified as being within Doncaster Main Urban Area which will be the main focus for growth, regeneration, and housing provision in the borough. The adopted Core Strategy states that “there will be significant amounts of new

housing, likely including sustainable urban extensions...with a variety of types and tenures.” 5.4 The village has now grown into an established residential estate and industrial area. 5.5 The vernacular of Kirk Sandall is varied. There is a mixture of one and two storey houses, and the majority of dwellings in the village are oriented to face the street, set back from the street edge with front garden areas and private access for off-street car parking.

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6 / DESIGN CONCEPT

MASTERPLAN 6.1 The illustrative masterplan (right) articulates a design solution based on the preceeding opps and cons analysis. This plan illustrates how the site could accommodate around 300 new homes. 6.2 Primary access to the northern and southern parcels will be provided via Brecks Lane. Secondary access to the northern parcel will be provided via Longton Road. The internal road layout has been designed to facilitate efficient use of space throughout the site whilst avoiding overly long sections of road which will assist in future road safety. 6.3 The electricity pylons running through the site present a physical constraint which provides an opportunity to incorporate a green spine through the development. This will enhance pedestrian movement as well as biodiversity benefits which can be incorporated throughout the site where appropriate. 6.4 The orientation of built form has also considered positive outlook and natural surveillance to potential areas of Public Open Space (POS) and residential streets. Vegetated buffers around the site will act to visually contain the potential built form whilst creating a protected setting for future residents. The site can comfortably incorporate a range of dwelling types and sizes producing character areas from high density starter homes to lower density executive dwellings. 6.5 Opportunities for improved recreation facilities, biodiversity benefits, surface water management and play space are all possible within the site.

Illustrative Masterplan 26 Prepared by Persimmon Homes PROMOTIONAL DOCUMENT | KIRK SANDALL

7 / BENEFITS

SUSTAINABLE DEVELOPMENT SOCIAL DELIVERY

7.1 There are three dimensions to sustainable 7.3 Kirk Sandall is a sustainable settlement 7.5 Persimmon owns the development development; economic, social and with good public transport connections and site. Immediately following the grant of environmental. significant employment opportunities. There planning consent and discharge of pre- are services including shops, pubs and a commencment conditions it can begin ECONOMIC CONTRIBUTION primary school within walking distance of development. The figure below shows the the site. programme for delivery the 300 houses and 7.2 The table below shows the considerable addresses Doncaster’s housing need with economic contribution the development ENVIRONMENTAL the minimal delay. at Kirk Sandall will bring in terms of jobs and expenditure. Development here will 7.4 A Flood Risk Assessment was undertaken contribute to the Council’s strategy of by Fortem Consulting, which confirms that encouraging economic development along according to the Environment Agency Flood the M18 corridor. Map for Planning, 98% of the site falls within Flood Zone 1. The appraisal recommends a number of standard development flood mitigation measures. The assessment concludes that the most appropriate discharge regime for the proposed development is the existing watercourse located within the development boundary and that the foul water flows from the development will discharge to the existing combined sewer in the north of the site.

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8 / SUMMARY

SUMMARY

8.1 This document has demonstrated that the site is extremely well suited to a residential development of the type and scale proposed. Based on initial assessment and design consideration, it is determined that the site could comfortably accommodate c. 300 new homes. 8.2 The site forms a logical extension of the settlement of Kirk Sandall at its eastern edge to the established Armthorpe Lane. 8.3 It has been shown that the site offers a deliverable, developable and appropriate response to its location and would make a meaningful contribution toward the delivery of Doncaster’s future housing requirements. 8.4 The Local Planning Authority is invited to favourably consider this site for residential allocation as part of the Local Plan Review.

28 Prepared by Persimmon Homes Illustrative Masterplan www.persimmonhomes.com

Persimmon Homes Yorkshire Persimmon House, Fulford, York YO19 4FE T: (01904) 642 199 www.persimmonhomes.co.uk

September 2018 Project Code: YOR.2557 Contact: R. McGinn Checked by: NB / SW / RM

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Persimmon Homes

Front cover: Aerial photo of Kirk Sandall