LAND AT MILL LANE LOCAL PLAN SITE REF. 185 & SKELLOW Promotional document on behalf of Metacre Ltd

PROMOTIONAL DOCUMENT | MILL LANE CONTENTS 1 2 3

INTRODUCTION SITE LOCATION PLANNING POLICY 04 / Introduction 05 / Site and Context 06 / Planning Policy 07 / Economic Contribution 4 5 6

SITE ANALYSIS SETTLEMENT CHARACTER DESIGN CONCEPT 08 / The Site 18 / Settlement Character 20 / Illustrative Masterplan 10 / Landscape Character 21 / Summary 15 / A Sustainable Place for Growth 16 / Opportunities and Constraints

Prepared by Pegasus Group | Prepared on behalf of Metacre Ltd | October 2018 | Project Code P17-1591 | Contact: Nicola Berry COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, licence number 100042093. PROMOTIONAL DOCUMENT | MILL LANE

1 / INTRODUCTION

2.1 This document has been produced on behalf of the Metacre Ltd by Pegasus Group, to promote land at Mill Lane, Carcroft & Skellow. 2.2 Council have recently published their Draft Local Plan containing proposed policy and site allocations for housing and employment uses. Land at Mill Lane is currently identified as being located in the Green Belt. 2.3 The purpose of this document is to support options for new and emerging housing sites to be included as allocations within the Local Plan and to demonstrate how the site could be delivered to provide new housing in a sustainable location within Carcroft & Skellow.

Skellow

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2 / SITE LOCATION

2.4 The site is an approximately 15 hectare parcel of land to the east of Mill Lane, on the eastern fringe of Skellow. The site lies within the administrative boundary of Doncaster Council. 2.5 The site is well connected to the local road network (B1220 and A1). Residential development is located to the south and east of the site. 2.6 The site consists of arable agricultural land with vegetated boundaries. 2.7 There are no listed buildings within the site and the site is not located within an identified Conservation Area. However, there is a Grade II Listed mill building outside, but on the edge of the site.

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3 / PLANNING POLICY

PLANNING POLICY - NATIONAL PLANNING POLICY - LOCAL

3.1 The revised National Planning Policy Framework 3.4 Paragraph 67 outlines that strategic policy-making 3.8 Doncaster Council have released their Draft Local (NPPF) (July 2018) sets out the Government’s authorities should have a clear understanding of the Plan for consultation (September 2018). planning policies for and how these are land available in their area through the preparation 3.9 Draft Policy 3 ‘Level and Distribution of Growth’ expected to be applied. The main purpose of the of a strategic housing land availability assessment. outlines that the Local Plan’s strategic aim is to planning system is to contribute to the achievement From this, policies should identify a sufficient supply facilitate the delivery of at least 920 (net) new homes of sustainable development. There are three and mix of sites, taking into account their availability, each year over the plan period 2015-2032 (15,640 dimensions to sustainable development; economic, suitability and likely economic viability. homes in total) with sufficient land allocated to social and environmental. 3.5 Small and medium sized sites can make an important deliver at least 15 years’ supply (13,800). contribution to meeting the housing requirement 3.10 The Council’s overall strategy indicates that new 3.2 Paragraph 16 states that Plans should: of an area, and are often built-out relatively quickly development (including homes, supporting services a) be prepared with the objective of contributing (paragraph 68). and associated jobs) will be focussed in and around to the achievement of sustainable 3.6 Paragraph 74 states that a five year supply of existing urban areas, primarily Doncaster’s ‘Main development; deliverable housing sites, with the appropriate buffer, Urban Area’, its 7 ‘Main Towns’ and 10 ‘Service Towns b) be prepared positively, in a way that is can be demonstrated where it has been established and Larger Villages. Carcroft & Skellow is classed as a aspirational but deliverable; in a recently adopted plan, or in a subsequent annual ‘Service Town and Larger Village’. Provision is made c) be shaped by early, proportionate and effective position statement. to accommodate a minimum of 250 additional new engagement between plan makers and dwellings at Carcroft & Skellow. 3.7 To promote sustainable development in rural areas, communities, local organisations, businesses, housing should be located where it will enhance or infrastructure providers and operators and maintain the vitality of rural communities. Planning statutory consultees. policies should identify opportunities for villages to 3.3 Paragraph 33 confirms that policies in local plans and grow and thrive, especially where this will support spatial development strategies should be reviewed local services. to assess whether they need updating at least once every five years, and should then be updated as necessary.

6 Prepared by Pegasus Group Where are new homes in Carcroft-Skellow being proposed through the emerging Doncaster Local How many planning permissions already exist that will contribute towards the Towns’

Plan? housing need?

Some sites have already been built/approved for housing in the Town as at the base date of the Local Plan (1st April 2015) and will contribute towards Carcroft-Skellow’s housing requirement of 250 new homes therefore. The largest of these sites (i.e. sites which could provide at least 5+ PROMOTIONAL DOCUMENT | MILL LANE Where areWhere new homes are new in homesCarcroft inin-Skellow Carcroft being-Skellow proposed being proposed through the through emerging the emerging Doncaster Doncaster Local Local How many planningHow many permissions planning permissions alreadynew homes) exist already that are willidentified exist contribute thatthat as will green towards contribute outline the sites towards Town ons the’ the map Town ands’’ summarised below in Table 1; Plan? Plan? these sites are proposed to be allocated. National policy states that planning permissions are housing needhousing? need? assumed to be deliverable sites unless clear evidence to the contrary.

Some sites haveSome already sites have been already built/approved beenThere built/ are for approvedalso housing some infor smaller the housing Town sites inas thewhich at theTown have base as been dateat the builtof base the over date the of first the 2 years of the plan period Where are new homes in Carcroft-Skellow being proposed through the emerging Doncasterst stst Local How many planning permissions already exist that will contribute towards the Towns’ Local Plan (1Local April Plan 2015) (1 anAprild will 2015) contribute(1 anst dApril will towards contribute2015- Carcroft31 sttowards March-Skellow Carcroft2017)’s housingwhich--Skellow are requirement’s’s alsohousing being requirementof included ofin the overall numbers for Plan? 250 new homes250 newtherefore homes. The therefore largestCarcroft.. TheTheof these largestlargest-Skellow sites ofof (i.e.thesethese(but sitesnot sitessites shown which (i.e.(i.e.housing oncouldsitessites the whichwhichneed providemap/summary? couldcould at least provideprovide table 5+ atas least they 5+are too small to allocate). In new homes)new are homes)identified are as identified identifiedgreen outlinesummary asas green sites, 29 outlineon of the the sitesmap 250 on andnew the summarised homes map and have summarised below already in beenTable below built 1; ininor TableTablehave planning11;; permission already these sites arethesethese proposed sitessites are to proposed be allocated to be. National allocated policyst.. NationalNational states policypolicy thatSome planningstatesstates sites thatthat havepermissions planningplanning already permissionspermissionsbeenare built/approved are for housing in the Town as at the base date of the granted as at 1 April 2017. st assumed to assumedbe deliverable to be sitesdeliverable unlessECONOMIC sitesclear unlessevidence CONTRIBUTION clear to theevidence contrary. toLocal the contrary. Plan (1 April 2015) and will contribute towards Carcroft-Skellow’s housing requirement of How much more housing needs250 newto be homes identified therefore at Carcroft. The largest-Skellow of? these sites (i.e. sites which could provide at least 5+ There are alsoThe somerere areare smaller also some sites smaller which havesites beenwhich built have over been the built first over 2 years the firstof the 2 yearsplan periodof the plan period 3.11 A development of the scale envisagednew homes) here are (see identified section 6) as green outline sites on the map and summarised below in Table 1; (1st April 2015(1(1stst- April31st March2015-- 312017)stst March whichGiven 2017) are the also whichsupply being are of newincludedalso housingbeing in included thefrom overall completions in thenum overallbers on forsmall num sitesbers andfor existing permissions 5+ will derive a total estimated annualthese householdsites are proposed expenditure to be allocated. National policy states that planning permissions are Carcroft-SkellowCarcroft (but--Skellow not shown (but(but on notnot the shownshownunits map/summary ( 29 onon newthethe map/summarymap/summaryhomes) table assignificantly they tabletableassumed are tooasasfalls theytheysmall to short be areare todeliverable of tootooallocate). Carcroft smallsmall sitestotoI-nSkellow allocate).allocate). unless’s housing clearIIn evidence growth torequirement, the contrary. into the economy of around £4.5 million (Source: summary, 29summary of the 25,, 029 new of thethe homes 250 newhavethere homes already is a haveneed been alreadyto built find or beenfurther have built planning sites or haveat permissionthe planning settlement alreadypermission to accommodate already 221 new homes if the granted as atgranted 1st April as 2017 at 1.stst April 2017town’s.. Household target Spendis to be by met Region. Thefor 2014-16re are also produced some bysmaller sites which have been built over the first 2 years of the plan period Office for National Statistics).(1st April 2015- 31st March 2017) which are also being included in the overall numbers for How much moreHow muchhousing more needs housing to beWhat needs identified sites to behave at identified Carcroft been put- atSkellow forwardCarcroftCarcroft? to--Skellow-Skellow provide? (but additional not shown housing on the by map/summary landowners/developers table as they are too small to allocate). In and which are being proposedsummary to be ,supported/rejected 29 of the 250 new homes through have the already local plan been? built or have planning permission already Given the supplyGiven ofthe new supply housing of new from housing Note:completions these from calculations completionson small are based sites onon the andsmall highest existing sites potential and permissions capacityst existing for this permissions 5+site. 5+ Given the supply of new housing from completions ongranted small sites as at and 1 Aprilexisting 2017 permissions. 5+ units (29 newunits homes) (29 new significantly homes) significantlyfallsThere short are of fallsfalls Carcrofta furthershortshort- Skellowof of9 Carcroftsites’s housingat--Skellow Carcroft growth’s’s- Skellowhousing requirement, growththat have requirement, been considered through the site there is a needtherethere to isis find a need further to findsites further furtheratselection the sitessettlement methodology at the tosettlement accommodate process Howtoto and accommodateaccommodate much 221shown new more on homes the housing221 map. newif the A needshomes very briefto ifif be thethe summary identified of at each, Carcroft including-Skellow ? town’s targettown’stown’s is to be targettarget met . is is toto bebe metmet.. why the site is either being proposed (identified on the map via an orange outline) or rejected (shown with a red outline) as aGiven new housingthe supply site ofin newthe emerging housing lfromocal plancompletions is provided on insmall Table sites 2. and existing permissions 5+ What sites haveWhat beensites puthave forward been put to provideforward additionalto provide housing additionalunits by housinglandowners/developers (29 new by homes) landowners/developers significantly falls short of Carcroft-Skellow’s housing growth requirement, and which areand being which proposed are being to proposed beAre supported/rejected there to beany supported/rejected other sites through beingthere the proposedthr localisough a planneed tt hefor? to local housing find plan further at? the sites town at ?the settlement to accommodate 221 new homes if the town’s target is to be met. There are aThere further are 9 asites further at Carcroft9 sitesAt the-Skellowat timeCarcroft ofthat writing,--Skellow have a been thatfurtherthat haveconsideredhave 1 site beenbeen has consideredthroughconsidered been promoted the throughthroughsite to thethethe Council sitesite for consideration as a selection methodologyselection methodology process and process shownhousing onand sitethe shown, map.but won Aas verythe submitted map. briefWhat Asummary toovery siteslate brief to ofhave besummaryeach, included been including ofput ineach, forwardthe siteincluding selectionto provide methodology additional housingwork so by landowners/developers why the sitewhy is either the site being is eitherproposed beingfar. (identified proposed However, on (identified(identified ththeis mapsite ononhasvia the the anbeenand mapmaporange whichshown viavia outline) anan are on orangeorange being the or maprejected outline)proposedoutline) (grey or outline)torejected be supported/rejected and comments on thr it oughare the local plan? (shown with (shown(showna red outline) withwith aa asredred a outline) outline)new housing welcomed.as a new site housingin the emerging site in the local emerging plan is lprovidedocal plan inis Tableprovided 2. inin TableTable 22.. There are a further 9 sites at Carcroft-Skellow that have been considered through the site Are there anyAre other there sites any beingother sitesproposedWhere being for canproposed housing I find morefor at thehousing information townselection ?at the about towntown methodology ?the site selectionprocess and process? shown on the map. A very brief summary of each, including why the site is either being proposed (identified on the map via an orange outline) or rejected At the time ofAt writing,the time a offurther writing, 1 sitea further Thishas beendocument 1 site promoted has providesbeen to promoted the a Councilvery tobrief thefor summaryconsiderationCouncil for of considerationthe as evidencea as base a that has informed the At the time of writing, a further 1 site has been promoted(shown to the with Council a red outline) for consideration as a new housing as a site in the emerging local plan is provided in Table 2. housing site,housing but was site submitted,, butbut wwas too submitted latedecisions to be too included lateon whetherto bein theincluded sitessite selection inshould the site methodologybe selectionsupported methodology work or rejected. so work Further so information and detail How many new homes are being proposed? far. However,thereforefar.far. th However,However,is site can hasbe thth seenisbeenis sitesite through shown hashas been theon Sitetheshown mapSelection on (grey the Methodology outline)map Are(grey and there outline)& comments Results any otherand Report oncomments sites it publishedare being on proposed alongsideitit are for this housing consultation at the and town ? welcomed. availablewelcomed. to view via: www.doncaster.gov.uk/localplan The emerging Doncaster Local Plan, and its supporting evidence base, has identified Carcroft-Skellow as one of 10 Service At the time of writing, a further 1 site has been promoted to the Council for consideration as a Towns/Villages in the borough. The Homes & Settlements consultation (March 2016) proposed a housing allocationWhere to the can I IwantWhere find tomore can let theinformationI find Council more information kaboutnow now the sitewhat about selection I think the site about process? selection housingthese proposals.process? site, but w Howas submitted can I do toothis? late to be included in the site selection methodology work so town of 255 new homes over the plan period to 2032. The latest, and most up-to-date evidence base, now proposes a far. However, this site has been shown on the map (grey outline) and comments on it are This documentThisThis engagement providesdocument a providesverystage brief runs a summary veryuntil brief of summary the thevidence of the base evidence that. You has basecan informed providethat has theyour informed comments the and feedback to us via slightly lower target for Carcroft-Skellow of 250 new homes during this same timeframe. This document provides a very briefFriday summary 26 October of thewelcomed. 2018evidence base that has informed the Draft Proposals Map (2018) decisions oncompletingdecisions whether theonsites Localwhether should Plan sites beDraft supportedshould Policies be &orsupported Proposedrejected. orSitesFurther rejected. response information Further form availableinformationand detail to downloadand detail via the following web-link: How many newHow homes many new are beinghomes proposed? areWhat being are proposed? the main physical and policy constraints to growth at the town of Carcroft-thereforeSkellow? can thereforetherefore be seen cancan through bebe seenseen the throughthroughSitewww.doncaster.gov.uk/localplan Selection thethe SiteSite Methodology SelectionSelection MethodologyMethodology & Results The Report &&re sResultsResultspo npublishedse ReportformReport providesalongside publishedpublishedWhere allcanthis alongsidealongsidethe Iconsultation find relevant more thisthis informationinformation consultationconsultationand foraboutandand how the you site can selection return process?your Prepared by Pegasus Group 7 available to viewavailable via: www.doncaster.gov.uk/localplanto view via: www.doncaster.gov.uk/localplancomments to us or how you should contact us if you have any queries in respect to this stage, or any aspect of the emerging The emergingThe Doncaster emerging Local Doncaster Plan, andLocal its Plan supportingFlood,, and Risk its evidence supporting – National base evidence policy, has identifiedstates base ,, areas has Carcroft identified at risk-Skellow of Carcroft flooding as -one-Skellow should of 10 as beService one avoided of 10 whereService possible. According to the Doncaster Local Plan. This document provides a very brief summary of the evidence base that has informed the Towns/VillageTowns ins the//Village borough.s inin thethe The borough.borough. Homes TheThe&Council’s Settlements HomesHomes Strategic && SettlementsSettlementsconsultation Flood Riskconsultationconsultation(March Assessment 2016) (March(March proposed (November 2016)2016) a proposedhousingproposed 2015) allocationlarge aa housinghousing parts to ofallocation allocationthe Carcroft I want to-toSkellow thethe to let,I I and thewantwant Councilsurrounding toto letlet the theknow Council Councilland, now what kknow I thinknow what about I thinkthese about proposals. these Howproposals. can I do How this? candecisions I do this? on whether sites should be supported or rejected. Further information and detail town of 255towntown new ofhomes 255 newover homesthe plan over period theis plan towithin 2032. period an Thearea to latest 2032.of high,How andThe flood many mostlatest risk new,up, (Floodand-to homes- datemost Risk evidence upare Zone--toto being--date 3 ).base Otherproposed?evidence, now sources proposesbase of,, nowflood a proposes risk, such a as surface water flooding, therefore can be seen through the Site Selection Methodology & Results Report published alongside this consultation and This engagementThis engagement stage runs untilstage Friday runs until26th FridayOctober 26 th2018th October. You can2018 provide.. You canyour provide comments your andcomments feedback and to feedbackus via to us via slightly lowerslightly target lowerlowerfor Carcroft ttarget- Skellowforfor Carcroft of 250--Skellowmust new also homes of 250 be newduringconsidered. homes this same during timeframe. this same timeframe. available to view via: www.doncaster.gov.uk/localplan The emerging Doncaster Local Plan, and its supporting evidencecompleting base ,the completinghas Local identified Plan thethe Carcroft DraftLocalLocal Policies PlanPlan-Skellow Draft & Proposedas Policies one of &10Sites Proposed Service response Sites form responseresponse available formform to availableavailabledownload toto via downloaddownload the following viavia thethe web followingfollowing-link: web--link:link: What are theWhat main are physical the main and physical policy constraintsand Greenpolicy constraintsBeltto growth – National at toto theTown growth growthpolicy towns/Village only atof thetheCarcroft allowss townintown the land- ofSkellowborough. Carcroft to be? takenThe--Skellow Homes out of? &the Settlements Green Belt www.doncaster.gov.uk/localplanconsultation in exceptionalwww.doncaster.gov.uk/localplan (March circumstances, 2016) proposed forThe a re housingspon seThe allocationform res poprovidesnse to formthe all providestheI want relevant to all let the theinformation relevantCouncil informationkfornow how now you whatfor can how I thinkreturn you about yourcan returnthese proposals.your How can I do this? example if the homestown target of for255 the new bor homesough or over a specific the plan town period could to not2032. othe Therwisecomments latest be ,sustainably and tocomments us most or how upachieved. -to toyou -usdate shouldor Thehowevidence contactyou should base us if, contactnowyou haveproposes us anyif you queries a have anyin respect queries to in this respect stage, to or this any stage, aspect or ofany the aspect emerging of the emerging National policyNational states policy areas states at risk areas of flooding at risk shouldof flooding be avoided should bewhere avoided possible. where According possible. to According the to the th Flood Risk Flood– Risk – National policytown statesis entirely areas surrounded at riskslightly of byflooding lower a tightly target should drawn for beCarcroft Green avoided- SkellowBelt where boundary of possible. 250 asnew identified homesAccording duringDoncasteron tothe the thismap sameLocal Doncastervia the timeframe.Plan. green Local shading Plan. . This engagement stage runs until Friday 26 October 2018. You can provide your comments and feedback to us via Council’s StrategicCouncil’s Flood Strategic Risk AssessmentFlood Risk Assessment (November 2015)(November large 2015)parts oflargelarge Carcroft partsparts- Skellow ofof Carcroft, and--Skellow surrounding,, andand surroundingsurroundingland, land,land, completing the Local Plan Draft Policies & Proposed Sites response form available to download via the following web-link: Please note, these are the current Green Belt boundaries as per the Unitary Development Plan and will need to be is within an isareais withinwithin of high anan area flood of risk high (Flood floodfloodreviewed Risk riskrisk (FloodZone(Floodas part 3 Risk). of Other the ZoneWhat Doncaster sources 3 are).). Other the of Local mainflood sources Plan risk,physical. of such flood andas risk, surface policy such constraintswater as surface flooding, waterto growth flooding, at the town of Carcroft-Skellow? www.doncaster.gov.uk/localplan The response form provides all the relevant information for how you can return your must also bemust considered. also be considered. comments to us or how you should contact us if you have any queries in respect to this stage, or any aspect of the emerging Flood Risk – National policy states areas at risk of flooding should be avoided where possible. According to the Doncaster Local Plan. Green Belt Green– National Belt policy– National only allowspolicy landonly allowsto be taken land toout be of taken the Green out of Belt the inGreen exceptional Belt in exceptionalcircumstances, circumstances, for for Green Belt – Council’s Strategic Flood Risk Assessment (November 2015) large parts of Carcroft-Skellow , and surrounding land, example if theexample homes if targetthe homes for the target borough for the or abor specificough or town a specific couldis within nottown othe ancould arearwise not of be othehigh sustainably rwiserwiseflood beberisk sustainablyachieved.sustainably (Flood Risk The achieved.achieved. Zone 3). OtherThe sources of flood risk, such as surface water flooding, town is entirelyttown surrounded is entirely surroundedby a tightly drawnby a tightly Green drawn Belt boundaryGreen Belt as boundary identified as on identified identifiedthe map onviaon thethethe mapmapgreen viavia shading thethe greengreen. shadingshading.. must also be considered. Please note,Please these arenote, the thesethese current areare Greenthethe currentcurrent Belt boundariesGreenGreen BeltBelt asboundariesboundaries per the Unitary asas perper Developmentthethe UnitaryUnitary DevelopmentDevelopment Plan and will PlanPlan need andand to willbewill needneed toto bebe reviewed as reviewedreviewedpart of the asas Doncaster partpart ofof thethe Local DoncasterDoncaster Plan. LocalLocal PlanPlan.. Green Belt – National policy only allows land to be taken out of the Green Belt in exceptional circumstances, for example if the homes target for the borough or a specific town could not otherwise be sustainably achieved. The town is entirely surrounded by a tightly drawn Green Belt boundary as identified on the map via the green shading. Please note, these are the current Green Belt boundaries as per the Unitary Development Plan and will need to be reviewed as part of the Doncaster Local Plan.

PROMOTIONAL DOCUMENT | MILL LANE

4 / SITE ANALYSIS

THE SITE

4.1 The site is located to the north of existing 4.6 Along the eastern site boundary, vegetation forms a 4.8 Preliminary flood risk and drainage technical work residential areas of Skellow. The western-most more continuous definition between the arable site for this site has found that there are drainage site boundary adjoins land associated with and an area of designated open space and which mechanisms and/or engineering solutions Skellow Mill. The site is separated from the wider includes play equipment. which would reduce or remove the risk of flood, residential areas to the west of Mill Lane, by the alongside a sequential approach to steer residential 4.7 The majority of the site is located within Flood Zone route of the River Skell, which is located within a development to the areas of lowest flood risk within 1 as identified by the Environment Agency Flood woodland corridor. the site. Map for Planning and is therefore considered to 4.2 The northern site boundaries are broadly open, be at lowest risk of flooding. A small section of the with intermittent remnant hedgerow vegetation southern part of the site is located within Flood and occasional mature trees. Zones 2 and 3. 4.3 Local topography is such that levels, gently reduce to the north and east before rising to meet the western edges of the settlement of . 4.4 The site comprises one large arable field which early mapping records as several fields, some of which extended into areas now developed for housing. 4.5 Existing mature oak and ash trees demarcate former field pattern within the site. These are occasionally supplemented by hedgerow shrub species (Hawthorn and bramble), however this element is frequently unsubstantial and likely to have been eroded by modern farming practices. Environment Agency Flood Map

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Mill Lane Skellow

Client: Northern Trust DRWG No: P17-1591_004 Sheet No: - REV: Drawn by : EK Approved by: FH Date: 23/10/2017 0 250m PLANNING | DESIGN | ENVIRONMENT | ECONOMICS ViewpointsCopyright Pegasus Planning PlanGroup Ltd. Crownshowing copyright, All rights the reserved site. 2017 Emapsitelocation Licence number and 0100031673 the. Ordnance location Survey Copyright of LicenceLandscape 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 to0 such use. 100mT 0113 287 8200www.pegasuspg.co.uk Scale: 1:7000 @ A4 Character viewpoints for the following photographs

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8 Revisions: - First Issue - 9 Viewpoints

Mill Lane Skellow

Client: Northern Trust DRWG No: P17-1591_004 Sheet No: - REV: Drawn by : EK Approved by: FH Date: 23/10/2017 0 250m PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2017 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 to0 such use. 100mT 0113 287 8200www.pegasuspg.co.uk Scale: 1:7000 @ A4 PROMOTIONAL DOCUMENT | MILL LANE

LANDSCAPE CHARACTER

4.9 The site falls within National Character Area landscape of Owston Hall further provide a (Owston/Burghwallis). The character of 30 – Southern Magnesian Limestone. Within sense of enclosure. The site, at the northern this farmed area, is defined in particular by the Landscape Character Assessment for edge of Skellow, is located within a corridor enclosure provided by tree plantations and the Doncaster District, the site falls within that extends across arable farmland from woodlands and the monastic landscape and Character Area C3 – ‘Carcroft to Norton the site in the south, to Grange Lane and the park (now including golf course) at Owston. Limestone Plateau’, some key characteristics of village of Burghwallis, in the north. There is limited visual connection between the areas of existing settlement and the area this character area are listed as follows: 4.11 A large proportion of dwellings located along of Special Landscape Value. The influence of • ‘Gently rolling landform dipping gently to the the southern site boundary have little garden urban and highway infrastructure in proximity north, south and east; vegetation and exert an abrupt transition to the site and the erosion of field pattern and • Many fragmented or lost field boundary hedges between the settlement edge and the rural landscape features within it, indicate that the but where they remain they often contain landscape. The existing settlement edges preclusion of the site within the designation mature trees; appear discordant with the otherwise positive as appropriate. Development within the site • Historic parklands with associated groups of character of the wider landscape which has could bring about positive elements which mature trees; few detractors. • Occasional springs, streams and small water could improve the local context of the area of bodies; 4.12 Several mature oak and ash trees located along Special Landscape Value. • The area feels less open and with fewer long the site boundaries and remnant hedgerows 4.15 The whole study area, including the site, is distance views than the other Limestone Plateau within the site which indicate past field located within the Doncaster Green Belt. As areas due to the lower elevation and enclosure pattern. by the scattered tree cover.’ part of the Local Plan process, a review of the 4.13 It is also acknowledged that the site is included 4.10 Our appraisal accords with the broad Green Belt is being undertaken. The existing within an area of Special Landscape Value, characteristics above. There is strong settlement and highway influence upon the which includes commentary on particular definition within the local landscape which site and the erosion of positive characteristics features and elements within the landscape is provided by deciduous woodland. To the which remain within the site, suggest that its which contribute to the purposes for this local west, woodland flanks the route of the River removal could facilitate a strategy through designation. Skell and extends alongside Skellow Mill and which landscape character could be restored Burghwallis Grange to the north. To the east, 4.14 Land to the north of Green Lane is located and provide a new Green Belt edge. broad woodlands associated with the parkland within the area of Special Landscape Value

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VIEWS FROM THE NORTH: • Principal visibility from the north is available from Grange Lane and some areas of Burghwallis with a southerly aspect. Properties located to the west of Scorcher Hills Lane are orientated with direct views towards Skellow and from these locations the existing residential edges are visible between the 1 View from the northern site boundary looking towards dwellings located to the south of Grange Lane. woodland areas to the east and west. For motorists travelling along Grange Lane, the principal aspect is to the south. Grange Lane increases in elevation as it reached Burghwallis, a linear village at approximately 25mAOD. Two Public Rights of Way provide connection between Burghwallis and Skellow. The bridle path, also locally designated as a Green Corridor, provides a vegetated route which also acts to filter views towards Skellow from the historic areas of Burghwallis. 2 View south from Grange Lane.

3 View from Public Right of Way (footpath) south west towards site. Prepared by Pegasus Group 11 PROMOTIONAL DOCUMENT | MILL LANE

VIEWS FROM THE EAST: • Principal visual receptors are those using Public Rights of Way in the area. The bridleway and locally designated Green Corridor, links Skellow with Burghwallis. The route is partially enclosed within vegetation which offers a high level of screening (Image 4). However, in parts, the route is open and from locations in the north, as the route leaves Burghwallis (Image 5), and in the south, as the route nears the public open space, open views extend across the wider landscape (Image 6). • The settlement edge of Skellow is an existing element within views, with little screening provided by garden or other vegetation in the landscape. From the northern part of the Right of Way, views into and across the site are open, with the western, higher, part of the site being the most visible. It is noted however, that in these more distant locations, the site forms a smaller part of broader views which extend to woodland in the east and west. • From the open space to the east, the site is offered a moderate level of screening from vegetation located along its eastern boundary.

5 Travelling south along the bridleway/Green Corridor leaving Burghwallis.

6 View to the west from the local open space. 4 Vegetation along the Green Corridor restricts views.

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VIEWS FROM THE SOUTH: • Principal visual receptors are located in residential areas directly south of and adjoining the site. Mid and late 20th century housing is orientated with direct views into the site with a varying degree of screening (Image 7). New development would comprise a change to the open, rural aspect experienced by some of these receptors. It is noted that garden fencing and outbuildings provide local, low level screening to views from some receptors. • There could be an opportunity to improve the appearance of the settlement edge as part of the 7 View from within the site towards the southern site boundary. sites development, in locations where the existing edges appear abrupt from surrounding locations (Image 8).

8 Existing settlement edge where opportunities for improved assimilation exist.

Vegetation along the Green Corridor restricts views.

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VIEWS FROM THE WEST: • The River Skell follows a route north to south. Vegetation which flanks the route provides definition of the sites western boundary. Slightly north, buildings and vegetation associated with Skellow Mill continues to provide visual segregation of the site from the wider landscape to the west (Image 9).

• Views into and across the site for transient receptors on Mill Lane and residences beyond to the west are filtered by existing vegetation which forms the principal element within views towards the site.

• Some windows within Skellow Mill have an outlook into the site to the east. However, generally, the propensity for views into the site from the mill and surrounding 9 Skellow Mill Listed Building, viewed from Mill Lane. buildings, is limited by boundary walls and vegetation (Image 10) and the mill site is enclosed by vegetation and woodland to all sides.

10 View from within the site towards the western boundary.

14 Prepared by Pegasus Group Copyright Pegasus Planning Group Ltd. Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. EmapSite Licence number 0100031673 Standard OS licence rights conditions apply. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following PegasusÕ express agreement to such use. T 01285 641717 www.pegasuspg.co.uk PLANNING |DESIGNENVIRONMENTECONOMICS

Copyright Pegasus Planning Group Ltd. Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. EmapSite Licence number 0100031673 Standard OS licence rights conditions apply. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following PegasusÕ express agreement to such use. T 01285 641717 www.pegasuspg.co.uk PLANNING |DESIGNENVIRONMENTECONOMICS |

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I SHEET KEY NO: __ 4.17 4.16 A SUSTAINABLE PLACE FOR GROWTH CARCROFT AND SKELLOW:

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REV: DRAWING Bus Residential Development Pharmacy Primary Convenience Post Place Commercial Housing Conservation Open Green Site Area _ Street. are accessible inthenearby town ofAdwick le Centre.including Doncaster City Train services to nearby villages andlarger areas urban operating from services thetown, linking –there are service numerous bus transport The by town good, isserved frequent public opportunities. leisure andsports and employment andeducation (primary) shopping, healthcare, eating anddrinking, andfacilitiesoffering itspopulation services Carcroft andSkellow hasanarray oflocal

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stops boundary Office CLIENT: of Space of Belt Special School worship Site Policy Policy Store Area Limits

CLIENT Landscape TITLE Area Area NAME Value

I KEY Copyright Pegasus Planning Group Ltd. Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. EmapSite Licence number 0100031673 Standard OS licence rights conditions apply. Pegasus accepts no liability for any use of this document other than for its original purpose, or by the original client, or following PegasusÕ express agreement to such use. T 01285 641717 www.pegasuspg.co.uk PLANNING |DESIGN |ENVIRONMENT |ECONOMICS Bus Residential Development Pharmacy Primary Convenience Post Place Commercial Housing Conservation Open Green Site Area stops boundary Office of Space of Belt Special School worship Site Policy Policy Store Area Limits Landscape Area Area Sustainability Plan (basedontheadoptedSustainability UDPProposals (1998) Map Value |

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Site Boundary

KEY Parks and Gardens of Special or Local Historic Interest Site Boundary OPPORTUNITIES Conservation Area Parks and Gardens of Special or Local • The subtle topography within the site presents Historic Interest Conservation Area Listed Buildings locations from where views to the wider Listed Buildings landscape are of particular quality. Development Existing trees / woodland Existing trees / woodland pattern should aim to place emphasis upon Existing mature tree with protection area Existing mature tree with protection area these within the layout to provide a positive Existing ditch visual connection with the wider landscape Existing ditch Scheduled Monuments of the area of Special Landscape Value and the Scheduled Monuments Public Right of Way, footpath

wooded landscape associated with Owston and Public Right of Way, bridleway Public Right of Way, footpath also where views extend beyond the A1 to the Green Corridor west. Open Space Policy Area Public Right of Way, bridleway

Area of Special Landscape Value (ENV 17) • An improved landscape edge along the northern Green Corridor Key views out of site site boundary would better assimilate the Open Space Policy Area Filtered or partial views into site settlement edge within the wider landscape. Area of Special Landscape Value (ENV 17) A well-defined woodland belt which connects Direct views into site Key views out of site existing woodland and hedgerows would be Subtle ridge from where views extend beyond site to the east appropriate. A suggested minimum width is Flood Risk Zone 2 - within the vicinity of the site Filtered or partial views into site

25m. Flood Risk Zone 3 - within the vicinity of the site • The most north-easterly part of the site is of the Direct views into site Revisions: - First Issue - greatest visual sensitivity. In combination with Subtle ridge from where views extend the creation of views from within the site to the Opportunities and Constraints beyond site to the east Flood Risk Zone 2 - within the vicinity of the east and the lower level in this location, provision Mill Lane, Skellow site of public open space within this area would be Client: Northern Trust Flood Risk Zone 3 - within the vicinity of the site considered a beneficial land use which facilitates DRWG No: P17-1591_002 Sheet No: - REV: views beyond the site and sets built form back Drawn by : EK Approved by: FH Date: 23/10/2017 Revisions: - from this site edge. First Issue - Scale: 1:10000 @ A3 PLANNING | DESIGN | ENVIRONMENT | ECONOMICS 0 500m Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2017 Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093• The. Promap Licence restoration number 100020449. of hedgerows and hedgerow 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 8200www.pegasuspg.co.uk 0 250m Opportunities and Constraints trees, including lost field pattern0 100m could reinstate

Mill Lane, Skellow Opportunities and Constraints 16 Prepared by Pegasus Group Client: Northern Trust DRWG No: P17-1591_002 Sheet No: - REV: Drawn by : EK Approved by: FH Date: 23/10/2017

Scale: 1:10000 @ A3 PLANNING | DESIGN | ENVIRONMENT | ECONOMICS 0 500m Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2017 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 8200www.pegasuspg.co.uk 0 250m

0 100m PROMOTIONAL DOCUMENT | MILL LANE

AshAsh, hawthorn, ,alder alder, willow, willow – – partialpartial wallwall approx approx. 1. .8m1.8m high high. . Broken hedgerow with very Broken hedgerow with very these past landscape features and provide sparse shrub layer. Occasional sparsehawthorn shrub and fieldlayer maple. Occasional, oak. landscape structure within the site and improve hawthornBetween 5-11m and field high .maple, oak. Between 5-11m high. the relationship between the site and the area of Proposed continuation of woodland Proposedalong northern continuation site boundary of woodland to improve Special Landscape Value. alongexisting northern visual impactsite boundary, strengthen to localimprove existingcharacter visual and provideimpact ,areas strengthen of new local habitat. Glimpse views through to character and provide areas of new • Direct connections could be made between the landscape beyond. habitat. Glimpse views through to site and the existing area of Public Open Space landscapeProposed supplementarybeyond. landscape to reinforce enclosed character of Skellow to the east. ProposedMill. supplementary landscape to reinforce enclosed character of Skellow MillView. corridor. Potential to accentuate views from within the site and utilise a low point for the inclusion of public open Viewspace corridor. . Potential to accentuate views from within the site and utilise a low point for the inclusion of public open CONSTRAINTS space. On eastern side about 1.5m • Maintenance of the visual separation between wide woodland along path, on western side 6-7m wide - more Goodmanham and Market Weighton; Onhedge-like eastern. Made side upabout of 1.5m hawthorn, hazel elm field widemaple woodland. along path, on • Relationship to the Important Landscape Area; western side 6-7m wide - more hedge-likeOpen – bramble. Made. up of hawthorn, hazel elm field • Relationship with properties on Spring Dale 25 mapleBramble. , elder, sycamore, oak. 5-6m high mixed hawthorn, Open – bramble. Road; hazel, sycamore. Bramble, elder, sycamore, oak. • Protection and integration of existing mature 25 Potential5-6m connection high mixedto existing hawthorn Public , hedgerows around the site; Open Spacehazel and, sycamore Right of Way. network. • Protection and integration of the shrubby Existing mature tree with protection area. woodland within the former railway cutting. PotentialPotential connectionview corridor to to existing distant Public Openlandscape Space beyond and Right the A1 of. Way network.

Revisions: - Existing mature tree with protection area. Open garden boundaries. First Issue -

Potential viewLoose corridor hedgerow to –distant managed . landscapeHawthorn beyond ,the elm A1, hazel. . Opportunies and Constraints - Occasional mature tree Local scale (sycamore). Mill Revisions:Lane, Skellow - First Issue - OpenEnclosed garden garden boundaries boundaries. . More defined by fencing. Client: Northern Trust Loose hedgerow – managed. DRWG No: P17-1591_005 Sheet No: - REV: HawthornMixed deciduous, elm, hazel& coniferous. Opportunies and Constraints - Occasional– 16-18m high mature. Sycamore tree , ash, DrawnLocal by : EK scale Approved by: FH poplar. (sycamore). Date:Mill 23/10/2017 Lane, Skellow Hawthorn hazel bush. Enclosed garden boundaries. Scale: 1:5000 @ A3 More0 defined by fencing. 250m Client: Northern Trust PLANNINGOpportunities | DESIGN | ENVIRONMENT and Constraints | ECONOMICS Local Scale Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2017 Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. DRWG No: P17-1591_005 Sheet No: - REV: Mixed0 deciduous100m & coniferous 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 8200www.pegasuspg.co.uk – 16-18m high. Sycamore, ash, Drawn by :Prepared EK by PegasusApproved by:Group FH 17 poplar. Date: 23/10/2017 Hawthorn hazel bush. Scale: 1:5000 @ A3 0 250m PLANNING | DESIGN | ENVIRONMENT | ECONOMICS Copyright Pegasus Planning Group Ltd. Crown copyright, All rights reserved. 2017 Emapsite Licence number 0100031673. Ordnance Survey Copyright Licence number 100042093. Promap Licence number 100020449. 0 100m 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 8200www.pegasuspg.co.uk PROMOTIONAL DOCUMENT | MILL LANE

5 / SETTLEMENT CHARACTER

5.1 This section provides an overview of the settlement character and local vernacular in this part of Carcroft & Skellow. 5.2 Skellow was a rural settlement that has expanded with suburban developments from the twentieth century. Limestone was the traditional material, which is rendered on some buildings but the contemporary form is of a mix palette involving buff and red brick. Principal roof materials are slate and clay pantiles. 5.3 The settlement is well served by open public spaces, with a range of small and medium-sized parks scattered through both the modern housing estates to the west and the older estates which border Carcroft. Today, most of the western half of Skellow is occupied by a patchwork of late 20th century housing estates.

1 2 3

The Grange Crossfields Lane Arcacia Road 5

4 5 6

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Bridgewater Park Drive Crabgate Lane Crossfield Drive Skellow

18 Prepared by Pegasus Group PROMOTIONAL DOCUMENT | MILL LANE

5.4 Doncaster’s adopted Core Strategy states that Carcroft and Skellow has seen “significant qualitative improvements but urban extensions are modest. Economic regeneration in the area has seen an increase in business start-ups by local entrepreneurs.”

5.5 The typical housetype in Skellow is two-storey, semi-detached houses. The majority of the dwellings in the north east of the town are orientated to face the street, set back from the street edge with front garden areas.

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6 / DESIGN CONCEPT

MASTERPLAN 6.1 The analysis of the site and understanding of the various opportunities and constraints have assisted in forming a concept layout for the site. 6.2 The plan opposite illustrates the layout for the primary and secondary routes, suitable locations for public open space and proposed development parcels that have been identified as appropriate for housing. Based on an average density of 30 dph, the site has the potential to accommodate at least 165 homes.

Illustrative Masterplan 20 Prepared by Pegasus Group PROMOTIONAL DOCUMENT | MILL LANE

SUMMARY

6.3 This document has demonstrated that the site is extremely well suited to a residential development of the type and scale proposed. 6.4 It has been shown that the site offers a deliverable, developable and appropriate response to its location and would make a meaningful contribution towards the delivery of the Borough’s future housing requirements. 6.5 We disagree with the Council’s reason for rejecting Site 185 - that “part of the site is within Flood Risk Zone 2/3 so allocation of the site would lead to inappropriate development in a high risk area - the site fails the flood risk sequential test.” The presence of areas of Flood Zone only on a proportionately small part of the site does not make the site unsuitable in its entirety. This site promotion document has demonstrated how the site is capable of being designed in a way that excludes built development from the Flood Zone. Flood risk mitigation is also possible over the wider site area. The residential uses would be within Flood Zone 1, therefore there would be no failure in sequential flood terms. 6.6 The Local Planning Authority is invited to favourably consider this site for residential allocation.

Prepared by Pegasus Group 21 PROMOTIONAL DOCUMENT | MILL LANE

22 Prepared by Pegasus Group www.pegasusgroup.co.uk

Pegasus Group Pavilion Court Green Lane Garforth Leeds LS25 2AF www.pegasusgroup.co.uk | (0113) 287 8200

Prepared on behalf of Metacre Ltd October 2018 Project Code: P17-1591 Contact: Nicola Berry Checked by: NB

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd

Front cover: Aerial photo of Skellow

Crown copyright. All rights reserved, Licence number 100042093