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Doncaster Metropolitan Borough Council DONCASTER METROPOLITAN BOROUGH COUNCIL PLANNING COMMITTEE - 29th June 2010 Schedule No. 2 Application 07/02001/OUTM Application 20th September 2007 Number: Expiry Date: Application Outline Planning Major Type: Proposal Outline application on approx. 16.11 ha of land comprising of residential Description: development (approx. 8.5ha), public open space (approx 4.5ha) and B1 office development (approx 3.0ha) (AMENDED APPLICATION) At: Sewage Works And Adjacent Land Pastures Road Mexborough South Yorkshire For: Gladedale (South Yorkshire) Ltd And Keyland Dev. Ltd Third Party Reps: 77 Parish: Ward: Mexborough Author of Report Diane Adams MAIN RECOMMENDATION: Planning Permission GRANTED (Sec106) Reason for Report The application is being presented to Planning Committee due to a significant body of local objection to the proposed development. The application also represents a departure from the provisions of the Development Plan. Should Members recommend the application favourably, then it will need to be referred to the Government Office for Yorkshire and The Humber for determination 1.0 Proposal and Background 1.1 The proposal is for an outline application on approx. 16.11 ha of land comprising of residential development (approx. 8.5ha), public open space (approx 4.5ha) and B1 development (approx 3.0ha) on the Waste Water treatment Works and adjacent land on Pastures Road Mexborough. 1.2 The application was amended in December 2008 as a result of discussions with Local Planning Authority. The residential area was reduced by 1ha and the employment area was increased by 1ha. The developer also chose to split the Employment into two similar sized areas. One to the western boundary with the Farm and the other remained in the same location as the original application but reduced in size, to the eastern boundary with the open countryside. 1.3 The proposal is in outline but the application indicates that the development could accommodate around 370 dwellings on 8.5ha at a density of 38 per ha. It is intended that the dwellings will range in height from 2, 2.5 to 3 storey. 1.4 The 3ha of commercial employment land is intended for B1 development. The proposed buildings are intended to be two storey and offer areas between 100 to 500sq metres. 1.5 The proposal also provides for approximately 5ha of amenity / public open space and the developer will provide a combined Locally and Neighbourhood equipped area of play together with hard and soft landscaping across the whole of the site which will retain some of the existing features. 1.6 Part of the application site towards the eastern part of the site has previously had clinker ash, domestic refuse and inert waste deposited on it as part of former applications from 1959 to 1980. 1.7 The application site excluding the Waste Water Treatment Plant had planning permission granted in outline for industrial development on 14.7ha in 1983 under reference 83/63/0170. Reserved matters were submitted and granted for layout, access and drainage in 1985 under reference 85/63/1118. The current access road to the eastern part of the site was constructed under this permission and subsequently adopted by the Council. 1.8 Two further permissions have been approved on the application site including an outline permission for 12.3ha for B1, B2 and B8 granted in 2003 under reference 02/5149/OTL and a subsequent reserved matters pursuant to the approved outline permission was granted in 2006 under reference 05/03699/REMM for 26 units of B1,B2 and B8 uses. This permission was implemented by the installation of the base for a car park on the eastern part of the site and subsequently this permission is extant. 2.0 Representations 2.1 The Applicants hosted an exhibition at the Pastures Lodge on 5th July 2007 (which was shortly after the flooding which occurred in this area the month before in June). The Meeting was advertised in the press on the 21st June 2007 the same day the application was validated by the Council. At the meeting members of the public were able to give their comments in writing or verbally. The majority of concerns were in relation to flooding. 2.2 The application has been advertised twice, when the application was received and again in March 2009 after the application was amended, publicity was in the form of site notices; advert in the press and by letter informing neighbouring properties of the proposal. 2.3 Representations have been received from (then) Councillor Malcolm Jevons supporting local residents’ objections on traffic and flood risk grounds and also raising the point that the site is poorly served by public transport, since there is no bus service in Pastures Road. 2.4 Councillor Sue Phillips has provided photographic evidence of flooding which occurred in the area in June 2007, when Pastures Road was under water to a depth of 9 feet at times. She has pointed out also that the proposed development would put other neighbouring properties at increased risk of flooding. She supports other objectors’ concerns in respect of the traffic hazards and danger to pedestrians resulting from existing congestion at the Pastures Road/Doncaster Road junction. 2.5 A further 75 representations and photographs, all objecting to the proposals, have been received from 47 addresses (all except one of which is local). Of these, 53 were received in response to the original publicity exercise carried out in July 2007, and a further 24 in response to re-advertisement of the amended application in March 2009. The main concerns raised are as follows: The area is subject to serious flooding; the existing high flood risk having been increased by mining subsidence; photographic evidence has been supplied by several respondents, and it is suggested that in addition to new properties being uninsurable, existing neighbouring dwellings would be put a greater risk. Local roads will not be able to cope with the additional traffic from this large residential and commercial development. There are existing peak hour queues at the Pastures Road/Doncaster Road junction and congestion problems would be made much worse. The proposed development would place further strain on local services; local doctors, dentists and schools are already stretched to the limit. The development would have an adverse impact on the adjacent Denaby Ings nature reserve, as reflected in the objections from DMBC’s Ecologist Planner when the application was originally submitted. The Green Belt land should be protected and not built upon; it provides a valuable area of open countryside well used by walkers. The countryside on the edge of Mexborough is particularly important and views over it are cherished by local residents; the proposed development would destroy the character of the area. The site adjoins a working farm and future residents are likely to suffer from noise and smell nuisance as a result. There is no need for further industrial units in the Mexborough/Denaby area; several units currently stand empty, in deteriorating condition. Local roads are in a very poor state of repair which could only get even worse if further traffic is introduced into the area. Further traffic would increase existing levels of air pollution in this low-lying, often foggy area. Part of the application site is likely to be contaminated and could pose a health hazard to future residents. 3.0 Relevant Consultations 3.1 Highways Development Control - have raised no objections in principle to the scheme but want to make more detailed comments on the reserved matters application, conditions have been requested for the junction improvement works to Don View Road and Pastures Road which are required for the purposes of providing emergency access to the application site in the event of flooding to be completed prior to first occupation and engineering details inspected by the highway authority prior to commencement on site. 3.2 Strategic Transportation Unit - Have commented that they can support the application (subject to final agreement re travel plan issues etc). A Transport Assessment and Framework Travel Plan has been submitted and audited by Strategic Transportation and is considered satisfactory. With the proposed junction improvements to Pastures Road / Doncaster Road junction, Strategic Transportation are satisfied that these development proposals will not have a detrimental impact on the local highway network. The framework travel plan provided incentives and initiatives including the provision of a bus service to achieve a vehicle reduction target of 5%. 3.3 Environment Agency - Have commented that the development will only be acceptable if measures detailed in the Flood Risk Assessment are implemented and secured through conditions. Mitigation is also required for the loss of natural grassland and impact on the Pond and river to the east of the site. The Environment Agency has raised no objections to the provision of a pond on site for biodiversity and ecological mitigation. Land contamination conditions have been requested. No objections raised to the play park being situated in a flooding area but recommend notices highlighting flood risk to users. Comment has also been made to the location of the site being adjacent to a licensed landfill site. 3.4 South Yorkshire Passenger Transport Executive - Have commented that the developer proposes to fund the extension of Stagecoach bus service 222 to serve the new development. SYPTE welcomes this proposal as it will bring the development within the recommended 400m walking distance of a bus service and reduce reliance upon the private car. The route of the 222 also links the site to Mexborough rail station, which offers the possibility of onward journeys by public transport and increases the sustainability of the site. The developer has a letter from Stagecoach confirming their interest in extending the 222 bus service, SYPTE are concerned that there is no definitive agreement in place and that several caveats are placed upon the delivery of the service extension.
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