214 homes at Land north of Shaw Lane, Carlton, Barnsley

“The proposal seeks the approval of reserved matters (appearance, layout, scale and landscaping) for the erection of 214 dwellings following the approval of outline application 2022/0115 at appeal.”

“Application reference number 2026/0285 Application Type Reserved Matters Proposal Description: Reserved matters application for residential development of 214 dwellings (C3 Use Class), with consideration of matters of appearance, layout, scale and landscaping, of outline application reference 2022/0115: Outline planning application for up to 215 dwellings with associated car parking/garages, landscaping, public open space including both equipped and non-equipped areas of…”

“The site forms part of the Mixed-Use Allocation MU3 and measures approximately 7.57Ha. The site is identified as parcel L11 within the Carlton Masterplan Framework. Shaw Lane bounds the South of the site, and it is bounded to the East by the embankments associated with the railway and agricultural land to the North and West.”

“The site itself is currently used as agricultural land along with areas of marshland. It has an irregular shape and is relatively flat. The site is accessed from Shaw Lane which in turn leads to the A628 via a T junction.”

“The applicant appealed the decision (Ref: APP/R4408/W/24/3341097) and, through the appeal process, some of the reasons for refusal were addressed due to the submission of additional information (allowed at the Inspectors discretion) and negotiations. As such, the appeal was eventual considered through 2 main issues;”

“The proposals also include a scheme to improve pedestrian facilities along Shaw Lane which would include some widening of existing footways in places, the provision of a new toucan crossing on Shaw Lane, near the appeal site access point, and the provision of a new crossing point to access the canal towpath (Trans Pennine Trail). The appeal was allowed on 5 th September 2024 subject to the imposition of conditions and the provisions of the S106 agreement.”

“The proposed layout demonstrates that the separation distances between properties predominantly meets or exceeds the separation distance requirements of SPD ‘Design of Housing Development’. It is noted that 18 of the 214 plots fall short of the 21m back-to-back distances, however, only marginally at between 0.2m and 2m, overall, the layout is acceptable and the amenity of the future residents in terms of light and privacy levels is acceptable.”

“Given the comments above, the design of the development has been informed by pre- application discussions, the Design Panel review and the Masterplan Framework. The layout, access, character, housing mix and the relationship of the development to its surroundings are acceptable and ensure a well-integrated scheme which maintains or enhances visual amenity. This accords with Local Plan Policies D1 and H6, SPD ‘Design of Housing Development’ and the Masterplan.”

“9no. representations were received, one from a local business owner on behalf of several neighbouring Boulder Bridge businesses and one from a business owner who employed a noise consultant to review the Noise Impact Assessment. The representations raised the following material planning issues:”

“- Reduced highway safety - Noise impact on future residents from Shaw Lane and adjacent industrial uses - Potential restrictions on industrial uses - Additional acoustic measures required to protect residents and businesses - Conflict between HGV traffic and residential traffic - Conflict between HGV traffic and residents of the proposed development - The development needs to incorporate flood prevention measure & adequate drainage.”

“The Head of Planning and Building Control submitted a report on Planning Application 2026/0285 (Reserved matters application for residential development of 214 dwellings (C3 Use Class), with consideration of matters of appearance, layout, scale and landscaping, of outline application reference 2022/0115: Outline planning application for up to 215 dwellings with associated car parking/garages, landscaping, public open space including both equipped and non-equipped areas of…”

“RESOLVED that the application be granted in accordance with the Officer recommendations.”

“MEMBERS RESOLVE TO GRANT PLANNING PERMISSION FOR THE PROPOSED DEVELOPMENT SUBJECT TO THE CONDITIONS BELOW AND FOLLOWING THE COMPLETION OF A DEED OF VARIATION TO THE ORIGINAL AGREEMENT MADE UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 IN RELATION TO THE FOLLOWING MATTERS AND THE HEAD OF PLANNING BE AUTHORISED TO ISSUE THE PLANNING PERMISSION UPON COMPLETION OF THE LEGAL AGREEMENT:”

“Prior to the occupation of the apartment block, plots 161-188 (inclusive), plots 1-8 (inclusive) and plots 19-21 (inclusive) the relevant noise mitigation measures described in report 'Noise Impact Assessment' produced by Environmental Noise Solutions Ltd (ENS) dated 15 June 2026, ref: NIA-12537-26-12874-v2 Shaw Lane, Carlton, shall be implemented so that environmental noise does not cause significant adverse impacts on health or the quality of life as required by noise…”