The agenda for the Planning Committee meeting scheduled for 1 April 2025 included a schedule of planning applications, and a report on appeal decisions. The report pack contained two planning applications for consideration, and a report informing members of appeal decisions received from the planning inspectorate.

Land at Sheffield Road, Warmsworth

At the previous meeting on 4 March 2025, the committee was scheduled to discuss application 22/02834/FULM for the erection of 109 dwellings, access, public open space, and associated infrastructure at land at Sheffield Road, Warmsworth.

The report pack stated that there were 72 representations and a 538 signature petition in opposition.

The committee was scheduled to hear from:

• Mr Lee Newsome, speaking on behalf of Jo Hardy, in opposition to the application
• Councillor Phil Cole, Ward Member for Edlington and Warmsworth, in opposition to the application
• Clare Plant, Nineteen47 – Agent acting on behalf of Taylor Wimpey, in support of the application.

The committee resolved to grant planning permission subject to conditions and the completion of an agreement under Section 106 of the Town and Country Planning Act 1990, in relation to the following matters:

• 23% Affordable Housing units to be provided
• Education contribution of £396,176.00 to be provided towards local schools.
• £16,965.85 Travel Bond
• £4,000 MOVA Signals revalidation
• £21,000 infrastructure delivery plan contribution
• £50,000 for a scheme in relation to Green Belt Compensatory Improvements
• Provision of public open space (on site)

Rose Cottage, Broad Lane, Sykehouse

The committee was scheduled to discuss application 24/01567/FUL for the erection of 5 residential dwellings following the demolition of the existing 2 dwellings at Rose Cottage, Broad Lane, Sykehouse.

The report pack noted that 11 representations had been received, 9 objections and 2 in support of the proposals.

Reasons for objection included:

• How waste / foul water will be dealt with as no mains sewers.
• Overdevelopment of the site.
• Highways / Parking
• Potential for contamination due to previous use of site.
• Houses are out of character
• Flooding concerns
• Overlooking / loss of privacy
• Lack of infrastructure in the area
• Potential impact on trees
• Unmarked graves on land previously used as a church
• Inadequate consultation
• Low water pressure issues will be exacerbated by the addition of 5 dwellings

Reasons for support included:

• Site is in need of regeneration.
• 4-bedroom properties will bring families in which in turn will support the local area / economy.

The Assistant Director of Economy and Development was scheduled to recommend that planning permission be granted subject to conditions.

The report pack stated that the main issues for consideration were:

• Principle of development
• Flood Risk and Drainage
• Visual appearance and Character of the area
• Residential Amenity
• Highways Safety
• Ecology and Biodiversity Net Gain

The report pack noted that the site is within a Residential Policy Area, as identified by Policy 10 of the Local Plan and the accompanying Policies Map, and also lies within Flood Zone 2 and 3 on the Environment Agency's Flood Map for Planning, an area at high risk of flooding.

The report pack stated that a Flood Risk Assessment had been submitted in support of the application produced by Eastwood Consulting Engineers.

The Environment Agency initially objected to the proposal because the submitted FRA did not comply with the requirements for site-specific flood risk assessments.

The flood risk mitigation section of the submitted FRA stated the following:

Residential occupiers should sign up for the Flood Warning scheme operated by the Environment Agency and it is recommended that a Flood Evacuation Management Plan be produced.

The EA confirmed that, given the potential flood depths on site arising from a breach of the River Don defences, the hazard rating for the site would be Danger To All.

The applicant was invited to amend the FRA to address the issues highlighted above and an amended FRA was submitted on 06 December 2024 along with a Sequential and Exception Test report produced by JR Roberts Design Ltd being submitted on 11 December 2024.

The EA were reconsulted and confirmed in their response that their concerns had been adequately addressed and their objection would be removed subject to any grant of planning permission including a condition to ensure that the development shall be carried out in accordance with the submitted FRA and the following mitigation measures it details:

• Habitable finished floor levels for Plot 1 shall be set no lower than 5.41 metres above Ordnance Datum (mAOD)
• Habitable finished floor levels for Plots 2, 3, 4 and 5 shall be set no lower than 6.31 metres above Ordnance Datum (mAOD)
• The ground floor of Plot 1 shall not contain any sleeping accommodation.
• The lower ground floors shall not include any habitable accommodation.
• The lower ground floors of Plots 2, 3 ,4 and 5 shall be flood resilient and allow entry of flood waters

Mexborough Business Centre, College Road, Mexborough

The committee was scheduled to discuss application 23/02250/FUL for a change of use for storage of grit (retrospective) and proposed construction of a new grit store at Mexborough Business Centre, College Road, Mexborough.

The report pack stated that the gritting operation has been conducted without planning permission for up to five years and has been the subject of planning enforcement contact. Retrospective permission is subsequently sought for its retention, along with a new grit store, at the back (northern) end of the carpark adjacent to the shared boundary with the residential properties behind. The proposed three-sided grit store measures 7m (length) by 6.8m (width) with a mono-pitch roof of maximum height 3m.

The proposals have been amended during the course of the application to include a new proposed acoustic barrier fence to the shared boundary with neighbouring residential properties, with an associated amendment to the red line development area.

The supporting documentation with the application sets out that the grit is utilised during the months of frost/ice – typically during the months of November to March, though this can vary depending on whether frost/ice is forecast. The grit is loaded onto a grit truck on site which then visits various locations within the surrounding area, such as carparks etc, to make them safe. The truck is usually prepared around 4:30pm, with a second load if weather is severe. Grit is delivered to the site on an ‘as-and-when-needed’ basis; during severe weather this is typically once a week at around 8am.

The report pack noted that a total of 5 representations were received from members of the public to the first round of publicity, comprising 3 objections and 2 providing comments neither in support nor opposition to the application.

Objections included:

• The area is residential, and this is industrial work carried out at unsociable hours. Residents have noise of machines working early hours till late, sometimes as late as 11pm onwards.
• Mexborough Business Centre is supposed to be for small businesses using the office space within the building, not JCBs and gritting trucks using the carpark to store and refill grit. The noise the JCB makes vibrates through the house.
• The development will increase work traffic and noise in the college yard.
• The new store could block sunlight to neighbouring properties.

The Assistant Director of Economy and Development was scheduled to recommend that planning permission be granted subject to conditions.

Appeal Decisions

The committee was scheduled to be informed of appeal decisions received from the planning inspectorate.

The report pack included details of one appeal:

• Application 24/00265/FUL for the erection of dwelling to rear existing property at 12 Eastfield Lane, Auckley was allowed on 27/02/2025.

The report pack stated that the main issue was the effect of the proposal on the character and appearance of the area.

The planning officer's report stated:

The appeal site comprises part of the large rear garden for 12 Eastfield Lane (No.12). Being one of the last properties on Eastfield Lane, No.12 borders open countryside. The other sides border the gardens of other dwellings. There is no striking uniformity between the closest properties that differ in design and materials however they are generally detached and set back from the roadside. Land levels lower towards the rear of the site.

The planning officer's report stated that the proposal would respect the character and appearance of the area and comply with Policies 41 and 44c of the Doncaster Local Plan 2021 (DLP) and Policies APN2 and APN6 of the Auckley Parish Neighbourhood Plan 2023.