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Planning and Development Brief: Former Wheatley School, Leger Way Feb 2018

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Planning and Development Brief: Former Wheatley School, Leger Way Feb 2018 Planning and Development Brief: Former Wheatley School, Leger Way Feb 2018 www.doncaster.gov.uk 1 Former Wheatley School, Leger Way Development Brief Contents 1 Introduction p.3 2 Location and Site Description p.4 3 Planning Context p.11 4 Land Use Principles p.13 5 Layout and Design Considerations p.14 6 Highways and Transportation p.18 7 Landscaping and Nature Conservation p.19 8 Public Open Space p.21 9 Affordable Housing p.23 10 Drainage p.24 11 Procedural Guidance and Useful contacts p.25 Former Wheatley School, Leger Way Development Brief 2 1 Introduction 1.1 This Development Brief has been prepared by Doncaster Metropolitan Borough Council as Local Planning Authority (LPA). It sets down the key planning requirements and development guidelines for the development of a 5.4ha site off Leger Way, Doncaster. The site was formerly Wheatley Hills Middle School which opened on the 5th May 1956 and was closed on September 1st 1997, to be demolished a few years later. The site is in the ownership of Doncaster Council. 1.2 The Development Brief provides information on key issues of relevance to the development. The aim is to provide clear guidance to any prospective purchaser of the land regarding the Council’s aims, aspirations and policy in relation to the site. 1.3 The Council regards this as a high quality residential development site suitable for a range of housing. As such it represents an important development opportunity and the Council will use its powers as Local Planning Authority and vendor to maximise the quality potential of the site and meet relevant planning policy, guidance and contributions. 3 Former Wheatley School, Leger Way Development Brief 2 Location and Site 2.3 The site benefits from an existing access off the A18, where there are already three detached properties it allows a left-turn only into the site. There is good visibility along this length of the A18, Description although there are likely to be requirements for new a new junction and pedestrian improvements to serve the site (see 2.1 The site is situated on the former Wheatley Hills Middle School; transport section below). A secondary access to the site could Leger Way, a short distance south of the junction with Thorne Road potentially be taken off Shaw Wood Way from the part which is and approximately 3.25km north east of Doncaster town centre. adopted highway. Abutting the site to the south and east is the Wheatley Golf Club and to the immediate north is the Heather Court and Shaw 2.4 The business park to the north comprises a number of modern Wood Business Park. To the west, beyond the A18 is the employment and B1 Business units, the majority of which are established residential area of Wheatley Hills. currently occupied. In addition, two larger industrial buildings are located to the north west of the site, one of which has 2.2 The 5.4ha site can be characterised as a large ‘L’ shaped site recently been converted to a place of worship.. separated into 2 distinct areas. The part of the site fronting onto Leger Way is brownfield, having previously been occupied by 2.5 There are a number of shops and services within close proximity to the school buildings, and now comprises of hard-standing the site, with a take-away and supermarket located areas and overgrown vegetation. This part of the site is set on a approximately 300m north and another supermarket within plateau 2-3m higher than the more open part of the site. To the 700m walking distance. To the south along the A18 there is rear / east of this brownfield part of the site are the former school Wheatley Golf Club and a public house, and to the north (approx. playing fields. The field is not accessible to the public and has been 400m) is Sandall Park. The nearest schools are Kingfisher recently used for grazing horses. The level of the field sits around 2 Primary (950m west), Our Lady of Mount Carmel Catholic -3m below that of the former school. However, the former playing Primary (1.2km south west), Heatherwood Special Needs School fields in turn are higher than the business park to the north with a 1- (900m south) and Danum Technical College (600m south). 2m change in level at the northern edge of the site adjacent Shaw Sandringham Road Health Centre is also located 1.1km south Wood Way. west of the site. 2.6 The site has very good access to public transport infrastructure. Bus stops are located to the north on Thorne Road, less than 300m walking distance from the site entrance, with regular 10-15 minute services to Doncaster Town Centre. Former Wheatley School, Leger Way Development Brief 4 5 Former Wheatley School, Leger Way Development Brief Wider context plan Former Wheatley School, Leger Way Development Brief 6 Site analysis plan 7 Former Wheatley School, Leger Way Development Brief Site photo locations Former Wheatley School, Leger Way Development Brief 8 A B C D E F G H I 9 Former Wheatley School, Leger Way Development Brief J K L M N O P Q R Former Wheatley School, Leger Way Development Brief 10 3.3 Other relevant planning policies from the Adopted UDP and Core 3 Planning Context Strategy 2012 are highlighted in the relevant sections of this brief. 3.4 There have been a number of previous planning applications 3.1 Doncaster MBC Unitary Development Plan (1998) Proposals Map, made for this site, none of which have been implemented: shows to the west of the site there is an existing Residential Policy Area, to the north is an Employment Policy Area and to the east A proposed ‘change of use of approximately 3.7ha of land and south of the site there is a designated Open Space and from school playing field to golf driving range and ancillary Countryside Policy Area. The site is identified in the UDP as use’ which was withdrawn (Reference Number: 98/0396/P); an Education Facility under saved Policy CF3. This policy Outline planning permission was granted for the states that this will “normally be retained, developed or used for development of approximately 1.37ha of land for B1, B2 and education purposes”. Secondly, saved Policy RL9 ‘Surplus B8 commercial uses (Reference Number: 98/0395/P); School Playing Fields’ is also a consideration and states that Change of use of approximately 3.7ha of land from school there is a preference to retain open spaces for future use within playing field to five a side football and ancillary uses which the community. However, it also outlines that if the land has was again later withdrawn (Reference Number: 98/0394/P); become redundant or surplus then alternative uses will be Change of use of land to provide park and ride facilities for considered providing that issues over visual amenity and Doncaster Royal Infirmary (Reference Number: 06/01928/ conservation can be resolved. COUM withdrawn 2008); Change of use of 1.60ha of land to provide park and ride 3.2 In addition to this, the greenfield part of the site is also designated facilities for Doncaster Royal Infirmary (Reference Number: as Countryside Policy Area via the UDP where saved policies 07/03503/4COUM granted July 2008). ENV2 and ENV4 apply and seek to ensure proposals are appropriate to a countryside location. Although Policies ENV2 and 3.5 The Council has a number of adopted Supplementary Planning ENV4 do not normally support new residential development in the Documents (SPD) that are relevant to this site, including the South countryside, so such a proposal would be a departure from the Yorkshire Residential Design Guide SPD and the Development current development plan, the Local Development Framework Guidance and Requirements SPD which covers both residential Core Strategy (2012) identifies the Doncaster Main Urban Area as and commercial design. Applicants should refer to these detailed the main focus for growth and regeneration over the plan period to guidance documents when developing their proposals. The 2028. It states that it is likely that there will need to be additional Council’s adopted SPD’s can be found via the following link: urban extensions with the potential issue being loss of countryside (Policy CS2: Growth & Regeneration Strategy) at the Main Urban http://www.doncaster.gov.uk/spd Area in order to deliver the plan period housing target. Policy CS3: Countryside reconfirms this position. 11 Former Wheatley School, Leger Way Development Brief 3.6 Contributions may be a requirement of the planning permission (probably necessitating a S106 Agreement in addition to 4 Land Use Principles conditions) depending upon the specific development proposals which come forward for the site, these may include: 4.1 The site has been put forward for both housing and employment any access improvements identified by the TA; uses in the Doncaster Housing and Economic Land Availability Assessment (HELAA) which is a policy-off evidence base. Within a cumulative developer contribution for the A630 Westmoor Link Improvement scheme; the HELAA it is considered suitable (with local policy constraint), available, and achievable. Overall the site is found to be on-site public open space and landscaping; affordable housing contribution; deliverable and developable for either use, or a combination education contribution; thereof. The HELAA is part of the evidence to inform the selection of Housing and Employment Allocations in the new Local Plan and playing fields / sports projects mitigation contribution; to provide the basis for demonstrating the on-going 5-year housing bio-diversity off-setting. land supply position. It is required by national guidance and includes sites that the Council received in our "call for sites" that took place at the end of 2014 and also includes sites with planning permission.
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