1,200-home development at Land South Of Hurst Lane, Auckley, Doncaster

What was proposed

The outline scheme sought up to 1,200 homes, co-working hubs, possible primary school land, open space, play areas, routes and drainage.

“Proposal Description: Outline planning application (with all matters reserved except external vehicular highway access) for residential development (Use Class C3), provision of co-working hubs, with land allocated for a single form entry primary school (if required), including the demolition of Warren House Farm and the provision of drainage (including SUDS), public open space with children's play space, enhancements to existing footpaths/tracks, new footpaths and cycleways…”

“Proposal Description: The proposal seeks outline planning permission with all matters reserved except for access for residential development (Use Class C3), provision of co-working hubs, with land allocated for a single form entry primary school (if required), including the demolition of Warren House Farm and the provision of drainage (including SUDS), public open space with children's play space, enhancements to existing footpaths/tracks, new footpaths and cycleways…”

Officer report

The site and surroundings

The 71.69-hectare site was agricultural land with hedgerows, drainage ditches, ponds, woodland and Warren House Farm.

“Site and Surroundings: The application site is located to the south east of Doncaster, situated close to the settlements of Hayfield Green, Blaxton, Branton, Auckley, Rossington and Finningley. The application site comprises of agricultural fields bordered by mature hedgerows and land drainage ditches and is allocated under DSA02 and DSA03 within the Local Plan.”

“The bus routes utilising these stops provide services to Doncaster, Auckley, Worksop, Retford and Gainsborough. The site is bound by fields to the eastern boundary (comprising of Local Plan allocation EMP05), with Hurst Lane forming the western boundary. The Great North Road extends along the site’s southern boundary, a small section of this boundary also fronts on to High Common Lane.”

Officer report

Earlier planning history

A related outline application for housing and community uses was pending determination.

“Relevant Planning History 3.1 25/00137/OUTA - (including affordable housing, later living, retirement accommodation, assisted living, build to rent and other complimentary/multi- tenure/specialist housing) with land identified for a single form entry primary school (if required), including the demolition of Warren House Farm and the provision of community buildings (Use Classes E, F1 (a-g), F2 (a-d), sui generis uses comprising drinking establishments with expanded food…”

Officer report

What officers recommended

Officers recommended approval because the allocated housing was acceptable in principle and impacts could be mitigated through conditions and a legal agreement.

“The site is allocated for housing in the Local Plan, and the proposals apply the same mechanism for delivery as outlined in the adopted policy and is therefore acceptable in principle.”

“The development would be sufficiently mitigated as to not cause an unacceptable level of harm to the highway network, trees, ecology, flood risk, archaeology or the wider character of the area - subject to suitably worded conditions and the provision of a legal (S106) agreement securing…”

Officer report

What people said

A parish council raised concerns about traffic, footpaths, jobs, biodiversity, drainage, green space and school capacity, while one representation called the scheme premature.

“Natural England – raise no objections in relation to designated site impacts but comments that due to the high opportunity and scale and location of this proposal, the applicant should refer to Natural England’s Green Infrastructure Design Guide to inform the design as part of any future reserved matters submissions. Other external consultees: Auckley Parish Council – No objections to the planning applications but note the following.”

“In terms of Primary provision an additional 132 places would be required to accommodate the build to ensure the school has capacity beyond 2026/7. This equates to a financial contribution for Primary School places of £2,425,704.60. In terms of Secondary provision an additional 180 places would be required to accommodate the build to ensure the school has capacity beyond 2027/8. This equates to a financial contribution for Secondary School places of £4,549,375.80.”

Officer report

Who spoke

The applicant, the agent and a highways consultant spoke in support and answered members’ questions.

The committee vote

The proposal to grant permission was proposed and seconded, with five votes for, one against and one abstention.

“A proposal was made to Grant planning permission subject to the imposition of planning conditions and s106 legal agreement.”

“For: Against: Abstain: Decision: Planning Permission Granted as per officer recommendation subject to the completion of an agreement under Section 106 in relation to the following matters and with the amendment to paragraph 4.1, updating the Section 106 Heads of Terms to safeguard the school land shown on the Illustrative Masterplan for a period of 12 years:-”

Minutes