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Gascoigne Interchange Development

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Gascoigne Interchange Development PROPOSED GASCOIGNE INTERCHANGE DEVELOPMENT 1 Barton Willmore LLP 3rd Floor 14 King Street Leeds LS1 2HL Tel: 0113 2044 777 Email: [email protected] Date: January 2015 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of The Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks. 2 CONTENTS ONE. PURPOSE OF THE SITE PROMOTION 05 TWO. SITE & SURROUNDINGS 09 THREE. PLANNING POLICY CONTEXT 17 FOUR. THE OPPORTUNITIES & CHALLENGES 21 FIVE. SITE WIDE STRATEGY & CONCEPT MASTERPLAN 27 SIX. BENEFITS & CONCLUSION 33 3 4 ONE INTRODUCTION. 05 5 PURPOSE OF THE SITE PROMOTION This promotional document has been prepared The purpose of this document to highlight the opportunity by Barton Willmore on behalf Harworth Estates for the Site to deliver a significantly important rail connected employment development which would help meet the future Limited, to assist Selby District Council with employment needs of the district and the wider region. High level the preparation of its emerging Sites and masterplanning has been undertaken to show the development Policies Local Plan, an integral part of its potential of the Site. emerging development plan. It demonstrates This document demonstrates that the Site can be considered to that the Gascoigne Interchange development be both deliverable and a viable location for future employment Site (“the Site”) represents a sustainable development and accordingly should be allocated as such in the Sites and Policies Local Plan. solution which can help to meet the future employment needs within with the district. The Selby District Core Strategy Local Plan was adopted on the 22nd October 2013. The growth of a modern, diversified and sustainable economy is a key objective of the Core Strategy. “Harworth Estates is seeking a The Core Strategy provides an indicative special employment allocation employment land requirement of 37-52 hectares up to 2027, the precise scale and location of which to build upon the success of will be informed through an up to date Employment Land Review and determined through the Sites and Gascoigne Interchange to date” Policies Local Plan. FIGURE 1 SITE PANORAMAS 6 FIGURE 2 AERIAL VIEW OF SITE FIGURE 1 SITE PANORAMAS 7 8 TWO SITE & SURROUNDINGS. 09 9 SITE & SURROUNDINGS The Site is located approximately 2 miles south The Selby to Leeds railway line dissects the southern part of the east of Sherburn-in-Elmet and 5 miles to the Site running east to west. To the south of the main line there are a range of sidings. There is also an area of flat land to the south west of Selby. To the north and west of the of the sidings. A bridge over the rail tracks connects this area to Site is Sherburn Industrial Estate and the Site the main body of the former mine Site which lies on the northern is connected to the wider road network by the side of the tracks. The total length of rail sidings is approximately 13km. B1222 and the A162, which in turn connect to the A63 and A1 approximately 6 miles to the west. The Site benefits from existing buildings and infrastructure including the rail sidings, an existing 32kv electricity supply located with a substation, telecommunications connections, SITE DESCRIPTION water and sewerage connections and facilities to handle The Gascoigne Interchange development Site (the Site) extends contaminated surface water. to approximately 112 hectares (276 acres) in total and is irregularly shaped as shown on the plan opposite. This includes All of the existing buildings are located to the north of the railway land which comprised the former Gascoigne Wood mine to the line and include the following: south together with approximately 43 hectares of agricultural land to the north. Existing Areas Area (sq Area (sq ft) Consented Use m) The former Gascoigne Wood mine was developed in the early 1980s to receive, prepare and despatch coal from the Selby Amenity block 2,323 25,000 B1 / B2 mine complex. The area of this part of the Site is approximately Covered 19,510 210,000 B2 / B8 69 hectares, of which some 40 hectares was formerly occupied stockyard area by the buildings, plant and infrastructure associated with the mining use. The remaining 27 hectares comprises in the main Stores 883 9,500 B8 landscaped bunds, which surrounds the Site on all sides. Workshops 957 10,300 B2 The landscaped bunds were formed when the mine was Total Area 23,673 254,800 developed. To the west of the former Gascoigne Wood mine Site, the bunds rise to a height of between 15 metres and 20 metres Roadways and hardstandings surrounding the buildings. Several high. To the south, they are generally 15 metres high and to the high mast and other lighting columns also exist, as do car parking north between 10 metres and 12.5 metres high. To the east, areas near to the amenity building. There is also full operational are a belt of trees which run between the edge of the former gatehouse which is manned by security staff. operational area of the mine and a public footpath which runs on an access track around the eastern perimeter of the Site. Vehicular access to the Site is from the north, from the B1222 via New Lennerton Lane. Apart from the former mine Site, New Lennerton Lane serves the Sherburn Aero Club, and several scattered farms and dwellings. The final section of road is owned by Harworth Estates. Notwithstanding this it is a public footpath, shown on the PROW map (Figure 3). FIGURE 3 PROW MAP 10 11 FIGURE 4 SITE LOCATION PLAN SITE CONTEXT The Site is bounded to the north and west by To the east and north east of the Site, the mounded spoil disposal the Sherburn in Elmet airfield, beyond which is area, which is outside the boundary of the Site, rises to a height of approximately 43 metres above the adjacent ground level. a former runway now used as a vehicle testing The disposal heap is a large mound comprising spoil that was ground. Beyond that is the Sherburn in Elmet separated from the coal, such as mud shale and disposed of Industrial Estate which contains a range of adjacent to the mine Site. This has now been grassed over and industrial and storage buildings, including restored to green/woodland use. It is a significant feature in the local landscape. large warehouses. Between the airfield and the Site access there is farmland. To the east New Lennerton Lane is a good standard two lane road of the Site is the former colliery spoil heap, approximately 7 metres in width. It connects with the B1222, Bishopdike Road, at a priority junction, some 2km from the which has been restored and landscaped. To gatehouse at the entrance to the former Gascoigne Wood mine the south of the Site, Common Lane skirts the Site. The B1222 connects in turn to the A162 at a roundabout to Site boundary, beyond which is farmland. the east of Sherburn in Elmet. The B1222 is a single carriageway road, with large drainage ditches alongside (including Bishop’s The Sherburn Aero Club, located immediately to the northwest of dyke), and some frontage development including scattered the Site, comprises a clubhouse building with associated aircraft houses. hangers and storage buildings and three runways, one of which is To the east of Sherburn in Elmet, the B1222 connects to the covered with tarmac. An airstrip has existed at this location since A162 Sherburn in Elmet and South Milford by-pass at a four arm the early 1900’s. roundabout. The A162 is a high standard road which connects to The nearest settlements are Sherburn in Elmet, the centre of the A63 some 2km south of South Milford. The A63 leads in turn which is less than 3km from the Site, to the south of which is to the A1(M). South Milford. The nearest residential property to the Site on the The rail network in the vicinity of the Site is shown on the Site northern side is Lennerton Farm. To the south there are several location plan (Figure 6). As noted above, the Selby to Leeds line scattered dwellings along Common Lane. passes through the Site. This connects to the East Coast Main The topography of the area is relatively flat, with large field Line at Hambleton South Junction approximately 3km to the patterns. There are occasional woodlands hedges and hedgerow east of Site. Immediately to the west of the Site there are further trees, but many field boundaries are open. The airfield which lies connections onto a secondary line linking York and Ferrybridge. between the Site and the B1222 to the north is flat and open. There are passenger stations on the Selby to Leeds line at South Milford and at Sherburn in Elmet on the route between York and Milford Junction. The connections between the Site and the East Coast Main Line are cleared to W9 gauge as shown on Figure 7opposite. York The Site Hull Leeds Selby Wakefield Manchester Liverpool Sheffield FIGURE 5 SITE CONTEXT PLAN FIGURE 6 REGIONAL CONTEXT PLAN 12 Grangemouth EDINBURGH W10/12 "High Gauge" Network Falkirk GLASGOW CP4 Period End (June 2014) Coatbridge Berwick-upon-Tweed Mossend Extent of Hillington Carstairs Main Map OS information reproduced from the Ordnance Survey Map with (Deanside) permission of the Controller of Her Majesty's Stationery Office. Crown Copyright. License No. 0100040692. Elderslie General Map Notes: Lockerbie 1. Principal Network Rail lines shown only. 2. Selected named Stations shown. Dumfries Port of 3.
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