Industrial or storage building at Gateway 36 Development Phase 2 Site; Land south of Dearne Valley Parkway, Hoyland, Barnsley (Plot identified as Unit 7)

“This application is a reserved matters proposal for an industrial (Use Class E(g)(iii)/B2) or storage and distribution (Use Class B8) building with associated parking; landscaping and infrastructure works.”

“In this instance the proposed building height would extend to 18.6m which is 55% taller than the height specified on the approved masterplan. Amended plans have been provided during the course of the application, including significantly reducing the footprint size of the proposed building. The application has also been supported by a landscape and visual impact assessment which has been assessed independently and has been found to be broadly acceptable.”

“The application site is allocated in the adopted Barnsley Local Plan (2019) for employment uses (site reference: ES17) and falls within the Hoyland North Masterplan Framework area (adopted December 2019). This application relates to Plot 7 as identified on the approved masterplan, and within ‘Area 2C’ as defined on the approved parameters plan, associated with the hybrid application (ref: 2019/1573).”

“The application site (referred to as Plot 7) lies within the south-western corner of the employment allocation and is set back from the Dearne Valley Parkway by approximately 140m. The site is fairly rectangular in shape and currently comprises of the development platform as per the hybrid application. The site is accessed via the newly constructed road (Newton Road) at the north-east corner.”

“Application Reference Application description Status 2023/0015 Erection of 1no. building for industrial (class E(g)(iii)/B2) or storage and distribution (class B8) use with associated yard, parking and landscaping (Reserved matters of the outline part of hybrid planning permission 2019/1573 for Unit 4 (formerly plot 8) seeking approval of appearance, landscaping, layout and scale) Granted – 19/9/2023 2021/1691 Erection of 1no.”

“2019/1573 Hybrid planning application for a development up to 102,193sqm of employment uses (use classes B1/B2 and B8) and associated works including provision of internal access roads, drainage and landscaping, a) Outline with all matters reserved apart from means of access; and b) full application for associated earthworks and creation of access points including new roundabout to access Local Plan allocation site ES15 Granted (subject to S106 Agreement) – 10/8/2020”

“However, the Landscape Consultant considers that the impact upon the landscape can be suitably mitigated, with the smaller footprint also partially alleviating the initial concerns. Additionally, the Urban Design Officer and Conservation Officer have not formally objected to the amended scheme.”

“The site benefits from outline planning permission and is well located for employment uses, with easy access to J36 of the M1 motorway. In addition, the proposed range of uses B2, B8 and E(g)(iii) accord with Local Plan Policy E3: Uses on Employment Land. In this instance, the economic benefits of the development are considered to outweigh the harm introduced upon the visual appearance of the landscape.”

“However, the development hereby proposed is noticeably different to the outline masterplan, with the proposed building having a ridge height of 18.6m and an eaves height of 17m. In terms of ridge height, the building is 55% taller than the maximum height specified on the approved parameter plan.”

“As such, the application submission includes an LVIA which has been reviewed by the external Landscape Consultant and the BMBC Urban Design Officer. Initially, the application was submitted with a footprint of up to 24,000sqm. Together the size and scale of that proposal was considered to cause substantial harm upon the visual landscape. In response to these concerns, the proposal was amended to a reduced footprint as hereby proposed.”

“Highways DC – No objection subject to relevant conditions on the outline permission being attached, in relation to surfacing; gradients and visibility.”

“Pollution Control – No objection, conditions in relation to the noise levels are attached to the outline permission. The Environmental Health Officer suggested that a separate Noise Impact Assessment be submitted upon occupation but given the wording of Condition 49 and 50 attached to application ref: 2019/1573 this is not considered to be necessary, though an informative is proposed. Conditions proposed relating to hours of construction activities.”

“- Impact upon highway network/increased traffic movements; - Impact upon highway safety; - Lack of renewable energy features; - Lack of financial contributions towards schools/community facilities; - Impact upon visual landscape. The following matters were also raised, however these are not material planning considerations and as such are afforded no weight:”

“- Too many industrial buildings; - Lack of occupied buildings; Unfortunately, there is no mechanism to secure financial contributions towards school places/improvements and/or towards community facilities such as parks and open spaces, via employment developments. These forms of contributions can only be associated with residential developments via the mechanisms sets out in the adopted Local Plan and SPDs.”

“The Head of Planning and Building Control submitted a report on Planning Application 2025/0121 (Erection of 1no. building for industrial (Class E(g)(iii)/B2) or storage and distribution (Class B8) use with associated yard, parking, landscaping and drainage infrastructure, substations and pumphouse building (Reserved matters of the outline part of hybrid planning permission 2019/1573) for Unit 7 seeking approval of access, appearance, landscaping, layout and scale; and…”

“RESOLVED that Members approved the application in accordance with the officer recommendation.”