Doncaster Local Plan Housing and Economic Land Availability Assessment (HELAA) July 2017 Update Employment Sites www.doncaster.gov.uk
1. Introduction & Background 1.1 Doncaster Council published its Housing & Economic Land Availability Assessment (HELAA) in December 2016, although the study had a base date of 1 st April 2015. HELAA forms part of the evidence base for the emerging Local Plan and provides an assessment of the suitability and achievability of development sites across the borough. The assessment was prepared using stakeholder groups and in line with agreed methodologies. In brief, the assessment shows that there is a sufficient supply of land that could be developed to meet the borough s housing and employment needs for up to 2032. However, at this stage none of the sites included in the HELAA are Local Plan proposals and the assessment is policy-off. The assessment provides a much larger pool of potential sites from which the Local Plan will, in time, draw from as part of the wider site selection methodology. 1.2 The full HELAA 2016 assessment can be viewed via the following web-link, including the methodology and findings on sites suitability, possible constraints, and estimated timeframe for delivery. The assessment s main report provides summary analysis of land availability by geography and constraint. A separate detailed sites assessment spread sheet and an interactive HELAA map were also published: http://www.doncaster.gov.uk/services/planning/housing-and-economic-land-availabilityassessment-helaa 1.3 The HELAA 2016 states at section 3.11 that The assessment of sites should be kept up-to-date as part of local authorities monitoring report and should be updated yearly. It should only be necessary to carry out a full re-survey of the sites/broad locations when development plans have to be reviewed or other significant changes make this necessary (e.g. if a local planning authority is no longer able to demonstrate a five year supply of specific deliverable sites for housing). Although there is no formal requirement for an annual update of employment (including retail, office, and manufacturing) site allocations, they should be regularly reviewed as and when necessary. 1.4 In April 2016, the Council published a brief update to HELAA which reviewed housing sites in respect of planning activity and progress during the 2015/16 monitoring year. This can be viewed via the web-link above. 2. Purpose of this update 2.1 The 2016 HELAA managed to incorporate all sites put forward for consideration through the emerging Local Plan as at November 2016. Since then, a number of further site representations, as well as revisions to existing site boundaries, have been received and the Council has been asked to consider them through the next update to HELAA, and wider Local Plan site selection methodology. 2.2 This update therefore incorporates the late new and revised sites that have been received for employment uses. New and revised site boundaries have been assessed in line with the current methodology including input from participants in the employment stakeholder group. Post adoption of the emerging Local Plan, then the context may be sufficiently different to warrant a review of the methodology and sites as part of a more comprehensive future HELAA update in due course. 1
3. Late Representations 3.1 Since November 2016, a further 9 sites have been received for proposed employment use. These include new site representations and revised boundaries for existing HELAA sites around Auckley/Hayfield Green and the Airport; summary as per Table 1 below with site location plans available at Appendix 1. Table 1: Site Representations Received Post HELAA 2016 Site Ref Site Name Contact Representing Proposed Use(s) 932 Site 1, Land at West Oliver Freer, MLA Ltd & Mr Geoff Employment Moor Farm, Savills Parker Armthorpe 933 Site 2, Land at West Moor Farm, Armthorpe 934 Site 3, Land at West Moor Farm, Armthorpe 935 Site 4, Land at West Moor Farm, Armthorpe 937 Site 2, West Moor Park East, Holme Wood Lane, Armthorpe Oliver Freer, Savills Oliver Freer, Savills Oliver Freer, Savills Jason Barnsdale, Barnsdales Ltd MLA Ltd & Mr Geoff Parker MLA Ltd & Mr Geoff Parker MLA Ltd & Mr Geoff Parker Employment Employment Employment Gross Site Area (Ha) 71.32 54.47 13.67 13.46 Mixed Use Housing, Employment & Leisure 46.19 Employment 3.51 Employment 3.43 938 Site 1, Junction 4, M18 Tariq Shah, Vigo Group 939 Site 2, Junction 4, M18 Tariq Shah, Vigo Group 941 Site 2, Land East of Turleys Peel Group Employment Poplars Farm, Hurst Lane, Auckley 942 Former Proposed Maintenance, Repair & Overhaul Site Turleys Peel Group Air Related Uses Car Parking 68.53 74.26 4. Findings New & Revised Housing Sites 4.1 Of the late/revised sites received, 3 are considered as being available and marketable for employment use (table 2a) and 5 are considered available and marketable but for the long term for employment use (table 2b) and 1 site is available but not marketable (table 2c). Table 2d shows the marketability comments for each site. 2
Table 2a: Sites classified as available and marketable for employment use Site Ref Site Name Settlement Gross Site Area (Ha) Source of Site Marketability RAG rating HELAA finding 937 West Moor Park East, Holme Wood Lane Armthorpe 46.19 Additional call for Green Suitable but with local policy constraint 938 Site 1, Junction 4, M18 Armthorpe 3.51 Additional call for Green Suitable but with national policy constraint 939 Site 2, Junction 4, M18 Armthorpe 3.43 Additional call for Green Suitable but with national policy constraint Total 53.13 Table 2b: Sites classified as available and marketable but for the long term for employment use Site Ref Site Name Settlement Gross Site Area (Ha) Source of Site Marketability RAG rating HELAA finding 932 Site 1, Land at West Moor Farm Armthorpe 71.32 Additional call for Amber Suitable but with local policy constraint 933 Site 2, Land at West Moor Farm Armthorpe 54.47 Additional call for Amber Suitable but with local policy constraint 934 Site 3, Land at West Moor Farm Armthorpe 13.67 Additional call for Amber Suitable but with national policy constraint 941 Site 2, Land East of Poplars Auckley- 68.53 Additional call for Amber Suitable but with local policy constraint Farm, Hurst Lane Hayfield 942 Former proposed Maintenance, Repair and Overhaul site Green Auckley- Hayfield Green Total 282.25 Table 2c: Sites classified as available but not marketable for employment use 74.26 Additional call for Amber Suitable but with local policy constraint Site Ref Site Name Settlement Gross Site Area (Ha) Source of Site Marketability RAG rating HELAA finding 935 Site 4, Land at West Moor Farm Armthorpe 13.46 Additional Call for Red Suitable but with national policy constraint Total 13.46 3
Table 2d: Marketability comments Ref Source Site Name Marketability RAG rating Marketability workshop notes 932 Additional Call for Site 1, Land at West Moor Farm Amber Potential flood mitigation and access issues. Good size plot with access to junction. M18 and A18 not too far away but bounded by other land boundaries that may prove difficult to overcome. 933 Additional Call for Site 2, Land at West Moor Farm Amber Potential flood mitigation and access issues such as direct access to M18 difficult and perhaps protracted. 934 Additional Call for Site 3, Land at West Moor Farm Amber Potential flood mitigation and access issues. Irregular site shape would limit development options. 935 Additional Call for Site 4, Land at West Moor Farm Red Potential flood mitigation and access issues. Split site would limit development options. 937 Additional Call for West Moor Park East, Holme Wood Lane Green Good access and link to M18 junction and a good size site. Close to some residential properties and leisure park. Disconnected from residential catchment. 938 Additional Call for Site 1, Junction 4, M18 Green Whilst close to M18 junction, gaining access of the road network would be difficult would best if combined with site 937. 939 Additional Call for Site 2, Junction 4, M18 Green Good link to M18 junction. Size of site a little small for certain uses 941 Additional Call for 942 Additional Call for Site 2, Land East of Poplars Farm, Hurst Lane Former proposed Maintenance, Repair and Overhaul site Amber Amber (e.g. distribution) and slightly awkward triangular shape. Regular shape and proximity to airport would help make this a desirable site. Possible development restrictions associated with airport restrictions. Reasonable road links. Proximity to airport would help make this a desirable site. Possible development restrictions associated with airport restrictions. Slightly irregular shape offset by size of site. Reasonable road links. 4
Appendix 1: Site Location Plans for Additional Call for Sites 2017 5
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