DONCASTER METROPOLITAN BOROUGH COUNCIL PLANNING COMMITTEE - 28th July 2015 Application 1 Application 14/02665/OUTM Application 9th February 2015 Number: Expiry Date: Application Outline Planning Major Type: Proposal Hybrid Planning Application: Description: Outline application for residential development comprising of up to 375 houses (Class C3) and public house (Class A4) with associated access, landscaping and public open space (Approval sought for Acess) Full application for creation of temporary access and enabling earthworks to create development platform At: Site At Former Yorkshire Main Colliery, Broomhouse Lane, Balby Doncaster For: Harworth Estates - FAO Mr S Ashton Third Party Reps: 2 Parish: Edlington Town Council Ward: Edlington And Warmsworth Author of Report Mark Sewell MAIN RECOMMENDATION: GRANT Subject to s106 1.0 Reason for Report 1.1 The submitted hybrid planning application seeks outline permission for a residential development of up to 375 houses, a public house and associated landscaping and public open space, as well as full permission for the creation of a temporary access and enabling earthworks to create a development platform. 1.2 The application is being presented to the Planning Committee as it represents a departure from the Development Plan. 2.0 Proposal and Background 2.1 The application site is located approximately 1 kilometre to the north east of the centre of New Edlington village and a similar distance to the south of Warmsworth. Together with the adjoining UK Coal land, it forms a roughly triangle in shape, bounded on the north side by the embankment of a disused railway, on the south east by Broomhouse Lane and on the west by Lord's Head Lane. 2.2 The site extends to approximately 10 hectares and forms part of the former Yorkshire Main Colliery. There were previously spoil heaps and extensive railway sidings on the land, together with an engine house. It is understood that the railway tracks and engine house were removed in the 1980's. During the mid 1990's, after the closure of the colliery, tip washing operations were undertaken to recover coal, and then land re-grading works were carried out to create a development platform. 2.3 The northern part of the site has been formed into a ridge, planted with trees as part of the restoration programme, which reaches an elevation of about 16 metres above the general development platform level. Towards the south-eastern boundary there is a steep fall, averaging about 15 metres, down to Broomhouse Lane and this also is a heavily wooded area. The remainder of the site is relatively flat and is formed of colliery spoil with very limited colonisation by vegetation. 2.4 Although there is no conventional access to the site it is easily reached from an existing footpath which follows the old railway embankment. There is evidence of motorcycle activity and fly tipping, and in its present condition the site does not contribute positively to the character of the local landscape. 2.5 In its wider context, the site is somewhat detached from the existing residential areas of New Edlington and Warmsworth. Beyond the railway embankment to the north is a wooded area screening a small sewage treatment works, then open agricultural land south of Warmsworth. To the east is an extensive recreation area containing the cricket and football grounds and other playing fields of Yorkshire Main Miners' Welfare. To the south, beyond Broomhouse Lane, is restored and grassed former colliery land. The A1(M) runs at grade approximately 0.3 kilometre to the east of the eastern corner of the site. To the south-west, beyond Lord's Head Lane, is a storage compound forming part of the Polypipe industrial complex. 2.6 Previously, planning permission was granted on the site in 2007 for a mixed use development comprising residential and employment uses (B1, B2 and B8). The scheme resulted in nearly 25000 square meters of employment uses and 250 residential units. The approval was conditioned to ensure that at least 30% of the employment development was completed and ready for occupation before the commencement of construction of any of the dwellings. 2.7 Due to not being able to gain any interest from prospective employment occupiers, the site owners applied to remove the above restrictive condition in 2010 in an attempt to gain the interest of housebuilders and kickstart the development. The Council's investment team were consulted as part of this application, who confirmed that there was little interest in bringing forward the employment element of the proposal. Housebuilders were also reluctant to commit to the site as they would be reliant on a separate operator to carry out an amount of employment development before they could start work, which was seen as bringing an unacceptable level of risk. On this basis, the application was approved and the restrictive condition removed. 2.8 The outline consent was extended in 2012, allowing a further five years to submit reserved matters on the site. 2.9 The current outline application seeks to remove the employment element of the development proposals, seeking consent for up to 375 dwellings and a public house. Vehicular access to the site will be formed from Broomhouse Lane, whereas the previous proposal sought access from the narrower Lords Head Lane on the western side of the site. 3.0 Relevant Planning History 11/03441/EXTM - Outline application for mixed use development comprising residential and employment, B1,B2 and B8 uses on approximately 10.3 ha of land (being extension of time to planning application 07/03205/OUTM granted on 22.12.08) - Granted 8th May 2012 10/02342/WCC - Outline application for mixed use development comprising residential and employment, B1, B2 and B8 uses on approximately 10.3 ha of land (without compliance with condition 3 of planning permission 07/03205/OUTM granted on 22.12.08 - employment development). - Granted 21st March 2012 07/03205/OUTM - Outline application for mixed use development comprising residential and employment, B1, B2 and B8 uses on approximately 10.3 ha of land. - Granted 22nd December 2008 4.0 Representations 4.1 This application has been advertised in accordance with Circular 15/92 by way of site notice and a notice in the local press.2 representations have been received as a result of the consultation process. One representation states that the development should include an updated and improved road infrastructure being provided in the interests of highway safety. The second representation states that the development will result in further traffic on the already busy Broomhouse Lane, and that the amount of housing proposed will generate additional resources on a current infrastructure that is not able to cope adequately at the present. 5.0 Parish Council Edlington Parish Council note that the proposed development would result in increased traffic on Lords Head Lane, which is a narrow road with no pedestrian facilities. They also note that the developer should help mitigate problems created as a result of the proposed development by making financial contributions towards improvements/safety measures on Lords Head Lane, the provision of additional school places and the provision of additional health/general practice facilities. 6.0 Relevant Consultations DMBC Transport - no objections in terms of the Transport Statement provided. In terms of the Travel Plan, request that a Bond is provided to ensure that the targets within the Travel Plan can be met, and if not the funds would be used to provide further sustainable measures. DMBC Built Environment - Originally raised concerns with the submitted layout. Following these comments the applicants simplified the proposals and updated the Design and Access Statement. A condition is recommended for a detailed design guide to inform any subsequent reserved matters applications. Environment Agency - no objections subject to conditions relating to flood risk and ground condition Severn Trent - no objections subject to drainage conditions DMBC Trees and Hedgerows - no objections subject to condition DMBC Transport - no objections to the Transport Assessment and impact on the highway network. Would require a commitment to monitoring of the Travel Plan and a Transport Improvement Bond put forward. Also would seek a contribution to bus services South Yorkshire Passenger Transport Executive - note that the site is poorly linked to public transport, seek a contribution to provide or extend existing bus services to the site. DMBC Ecology - Initially sought additional information. Following meeting with consultants, measures and amendments to scheme agreed. Updated comments awaited. DMBC Drainage - no objections subject to conditions. DMBC Pollution Control - initially requested additional information. Following receipt no objections subject to condition for Phase 2 assessment to be provided. DMBC Local Plans Team (POS) - state that the indicative layout as shown does not provide sufficient open space for children's play. 7.0 Relevant Policy and Strategic Context 7.1 National Planning Policy Framework (NPPF): Principle 6 Delivering a wide choice of high quality homes Princple 7 Requiring Good Design Principle 10 Meeting the challenge of climate change, flooding and coastal change 7.2 Doncaster Core Strategy (CS): Policy CS1 - Quality of Life Policy CS2 - Growth and Regeneration Strategy Policy CS12 - Housing Mix and Affordable Housing Policy CS14 - Design and sustainable construction Policy CS16 - Valuing our Natural Environment 7.3 Doncaster Unitary Development Plan (Adopted July 1998): Policy EMP2 - Employment Sites 8.0 Planning Issues and Discussion The main issues in considering the application are; The principle of development Design and layout Highways and Transport Natural Environment Principle of Development 8.1 The application is being presented to the Planning Committee as it represents a departure from the Development Plan. The site is currently designated as an Employment Site in the UDP and is identified in saved Policy EMP 2 as a site where only Class B1, B2 and B8 uses will normally be allowed.