site allocation: use: housing... · site allocation: 415 - woodland view, edwin road, woodlands...

Site Allocation: 400 - Rose Hill Cemetery Land, Cantley Lane, Cantley

Use: Housing

Heritage Assets affected:

There are no listed buildings within the site or within 250m of the site. However, the site is

within the boundary of Rose Hill Cemetery which is designated a park and garden of local

historic interest. This includes the cemetery itself and the open space (the application site)

and wooded areas to the south west as well as the trees on the site boundaries.

Immediately to the south west and across from Cantley Lane is the Bessacarr Conservation

area which is a C20th suburb with a green and open character.

Contribution of the site to the Significance of the Heritage Assets:

The site contributes to the significance of both these heritage areas.

Rose Hill Cemetery, Cantley; Local Park and Garden of Historic Interest.

The trees along the boundary with Cantley Lane as well as other mature trees are part of the

landscape of the original larger Cantley estate. Within this has been laid out the formal

cemetery and the more informal layout of the crematorium. The cemetery is important in

the social history of Doncaster and incorporates elements of the original planting of Cantley

Estate as well as significant cemetery features such as the entrance building/lodge and

chapel as well as gates and railings, avenues, monuments, grave stones and specimen trees.

The allocation site is a rectilinear area of open land within the park and adjacent to Cantley

Lane. The site is a green buffer between the formal cemetery and the main road and

contributes to the quiet and contemplative character of the cemetery. To the north west

there is a small car park area and to the south east it is bounded by site of the former lodge

and former access road to the Cantley Estate.

Bessacarr Conservation Area

The character of the Bessacarr Conservation Area is that of a low density C20th suburb

where houses are well spaced in larger than average long thin plots, which allows for a

feeling of openness and spaciousness. The large front gardens, their hedges and trees all

contribute to the green character of the conservation area. Cantley Lane forms the

northern and eastern boundary of the conservation area and is characterised by the width

of its highway with wide grass verges and trees either side. The site contributes to the

conservation area by providing a green buffer to the suburb. The mature trees on the

boundary mirror those within the conservation area giving the road a distinctive avenue

character. Towards the east of the site the tree line thins giving views through into the open

space and the specimen trees within the site. The site provides an undeveloped green and

open setting which makes a positive contribution to the character of this part of the

conservation area.

Likely Impact of Allocation on Heritage Significance:

Allocating the site which is within the local park and garden of historic interest would

urbanise this part of the site removing part of the green buffer between the cemetery and

Cantley Lane. Harm would be localised but prominent. This would constitute ‘substantial

harm’ to its heritage significance and the site would need to be excluded from the

designation.

The site allocation gives an indicative number of 31 dwellings. It is likely this will have some

adverse impact on the tree cover particularly if individual access to Cantley Lane is a

consideration. This type of density and the development of the space is likely to harm the

existing green character of the road. The view along Cantley Lane in this part of the

conservation area will appear built up. This would be localised though in an important part

of the conservation area and would be considered ‘less than substantial harm’ as defined by

the National Planning Policy Framework.

Heritage Constraints and Opportunities:

Harm (to the conservation area) could be mitigated by reducing densities to those

commensurate with the CA and by retaining and enhancing the tree cover adjacent to

Cantley Lane. This would impact on the viability of the site.

Recommendation:

-- Significant adverse impact which may not be possible to mitigate

With adverse impacts to both heritage assets the cumulative impact is significant and may

not be possible to mitigate.

Site Allocation: 415 - Woodland View, Edwin Road, Woodlands

Use: Housing


The allocation site lies within Woodlands Conservation Area. On the site was a modern

development which had no architectural or historic interest and made a poor contribution

to the setting of the adjoining conservation area. It has been partially cleared. Opposite the

site are two Grade II listed schools which now run as one school. Close by are several Grade

II listed dwellings.


Woodlands provides one of the Borough’s earliest examples of a garden city layout which

was modelled on Ebenezer Howard’s ‘Garden Cities of Tomorrow’. The intention was to

create a bright, healthy living environment for the mining community which was at the

heart of the village’s economic prosperity and this was considered to be a highly innovative

planning/design concept for a mining village. Woodlands contains good examples of early

20th century domestic suburban architecture including architectural details and facing

materials characteristic of an Arts and Crafts style e.g. multiple gables, roughcast render, red

brick, tile dripmoulds, timber casement windows and red brick chimney stacks. In an effort

to combat drab uniformity, the village contains 19 different house designs. House types

include semi-detached houses or short terraced blocks of 3, 4, and occasionally 5 houses.

Block frontages are generally symmetrical, often featuring steep double gables with swept

eaves and prominent chimney stacks.

The site contributes to the conservation area and to the setting of the listed schools.


The use of the site will remain residential and the allocation could potentially enhance the

conservation area but would need to subject to design guidelines to ensure it respect the

character and appearance of the conservation area.


The site lies within a conservation area and affects the setting of listed buildings, the

design/layout of any new development would therefore be expected to enhance or

preserve its setting.

Recommendation:

+ Opportunity to enhance a heritage asset or re-use a historic building at risk

Site Allocation: 418 - The DN7 Initiative

Use: Housing and Employment


This is an extensive housing/employment site which contains one listed building i.e. the

grade 2 listed Hatfield Colliery Headstocks. There are 2 listed buildings in Stainforth whose

settings are potentially affected by the DN7 allocation due to proximity. Outside the site,

the grade 2 listed Town End Farmhouse on Ramskin Lane occupies an indent immediately to

the west of the site which forms the north and east boundaries of its curtilage. Also affected

is the canal-side setting of the grade2 listed lock cottages 60m west of the site.

Other listed structures are at some distance from the site, mostly clustered in the

settlement of Fishlake which is a conservation area 50m north west of the northern

boundary of the site across a waterway.

The conservation areas of Hatfield and its listed buildings are at least 700m south of the site

and the allocation is unlikely to have any impact here. Likewise, the Thorne conservation

area 1700m east is at too great a distance and separated by the elevated M18 for there to

be any impact from the allocation.


The central part of the site is dominated by the former Hatfield Colliery and its immediate

spoil heaps including the railway which forms the setting of the listed headstocks and

reflects its historic use. The scale and character of the headstocks is best appreciated in

views close up from the west and particularly from the railway bridges within the site. The

southern part of the side and east as far as, and including the M18 provides the wider

context from which there are intermittent views of the colliery complex.

The northern part of the site north of Ramskin Lane provides the landscape setting for views

out of Fishlake currently dominated by the spoilheaps which obscure views to the

headstocks. Parts of this to the west also provide the backdrop and canal character for the

listed lock cottages. The listed Town End Farmhouse is in a large curtilage which has an

agricultural context with a range of barns and is visually separated by boundary hedge and

trees from the surrounding agricultural land so the allocation site adds very little to its

significance.


This is a very large site and the likely impacts of allocation vary across the site.

The central area of the allocation site surrounds the headstocks and the impact here on

their heritage significance is likely to be substantial. However, there are existing permissions

for industrial scale buildings in the immediate vicinity. The critical area is to the west of the

headstocks and in the vicinity of the railway line where allocation may impact on important

views and affect the setting. Allocation may also interrupt some medium and long distance

views though this has less impact on significance.

Allocation should not impact on the heritage significance of Town End Farmhouse but would

alter the character of the backdrop to the listed lock cottages with potentially adverse

impact on their heritage significance.

The northern part of the allocation site faces the Fishlake conservation area and allocation

would reduce the isolated character of Fishlake by replacing views of open areas (albeit

spoil heaps in places) with the built form. This would impact on views to the south of the

village from the canal walk though have less impact on the conservation area and its listed

buildings where views within the village are more important.


Taking into account close/medium/long distance views of the headstocks would contribute

to preserving their heritage significance.

The listed headstocks do not have an obvious end use and can be considered as ‘at risk’.

Schemes in the immediate area which incorporated the headstocks or found new uses for

them would therefore be considered positively from a conservation viewpoint.

Schemes that enhanced the canal side character or introduced development that had such

character at the north edge of the allocation site may well enhance the setting of the listed

lock cottages.

Recommendation:

- Adverse Impact which may be possible to mitigate

Site Allocation: 431 - Land off Thorne Road, Edenthorpe

Use: Housing


There are no above ground heritage assets within the allocation site. Two grade 2 listed

buildings are located within 250m of the site i.e. the Manor House 40m to the west and a

milepost 100m north of the site.


The listed Manor House was formerly part of a farm complex but the wider setting now has

a suburban character derived from the surrounding mid/late C20th Housing. Some idea of

the historic setting can be glimpsed in the agricultural buildings opposite on Cedric Road and

there are views of the open countryside along the straight Cedric Road where the listed

building can be seen in conjunction with the countryside and which is a reminder of its

former character.


This is a large allocation site with an indicative housing target of 1147 units. Allocation will

not directly affect the listed building or other historic buildings nearby but is likely to

urbanise the area to the east of the listed building and close views to the countryside. This

will have an adverse impact on the wider setting of the listed building however this has less

significance due to the already compromised nature of the setting.


Consideration of the urban form and character of the buildings as seen from Cedric Road

would mitigate some of the impact. The open view described above could be retained if the

southern third of the site were not developed.

Recommendation:


Site Allocation: 436 - Land at Scawsby Lane

Use: Housing


The site envelops the Grade II Listed Tudor Cottage and lies opposite the Grade II listed

Scawsby Hall and a milestone, although the latter is unlikely to be affected by the allocation.

Along the northeast edge of the site lies a Scheduled Monument (Roman Ridge). This

extends slightly further to the northeast and continues past the site in a

northwest/southeast direction.


Tudor cottage which is designed in a picturesque style currently sits within open countryside

which adds considerably to its setting. Scawsby Hall also looks out on this open countryside

which also adds to its setting. A stone boundary wall runs along the roadside to the south of

the site which also adds to the setting of the listed building although its copings appeared to

have been robbed in places.

The Scheduled Monument occupies a narrow strip along the northeastern edge of the site.


The allocation will change the agricultural setting of the two listed buildings which would

have a negative impact.

The Scheduled Monument area associated with the Roman Ridge road runs along the

northern edge of the site, and associated remains may extend into the site - setting.


Open space around Tudor Cottage and in front of Scawsby Hall should be retained including

additional landscaping – the current southern field would be a suitable area. Repair of the

front boundary wall would also be expected.

Sufficient buffer around the Scheduled Monument to protect it and its setting.

Recommendation:


Site Allocation: 438 - Waterfront (East), Chappell Drive



There are no above ground heritage assets. There is a Grade II listed lock approx. 200m to

the east is the Grade II church of St. Mary and the Grade II listed Nether Hall is 200m to the

south. Neither of these are not considered to be affected by the allocation. The

conservation areas of Market Place and St. George’s lie to the south and west, within which

are numerous other listed buildings including the Grade I listed minster of St. George’s

which is also a significant landmark. These latter are considered to be most affected by the

southern part of the allocation site.


The southern parts of the allocation impacts on the setting of the two conservation areas

and in particular the setting and views to and from St. George’s.


If of a low scale will have little impact on the setting of the above mentioned heritage

assets. If above two storey in height this will need to accommodate the setting of the

conservation areas and views to and from the Minster.


Assessing if the proposal impacts on the setting and views of the conservation areas and the

Minster and mitigating any impact.

Recommendation:


Site Allocation: 439 - Waterfront (West), Chappell Drive

Use: Housing


There are no above ground heritage assets. The conservation areas of Market Place and St.

George’s lie to the south, within which are numerous listed buildings including the Grade I

listed minster of St. George’s which is also a significant landmark.


The allocation potentially impacts on the setting of the two conservation areas and in

particular the setting and views to and from St. George’s.


If of a low scale will have little impact on the setting of the above mentioned heritage

assets. If the development is of more than two storeys it will need to accommodate the

setting of the conservation areas and views to and from the Minster.


Assessing if the proposal impacts on the setting and views of the conservation areas and the

Minster and mitigating any impact.

Recommendation:


Site Allocation: 440 - Civic And Cultural Quarter, Waterdale



Within the site lies the Grade II listed St. James Baths. The conservation areas of High Street

and South Parade lie to the north and within which there are numerous other listed

buildings. The High School for Girls also lies within the site, which is considered to be a key

unlisted building even in its truncated form and is recommended to be included within

Doncaster - High Street Conservation Area as part of its appraisal.


The allocation potentially impacts on the Baths and the former school it also affects the

setting of the two conservation areas.


If it retains the former baths and school it will have a positive impact but if not it would have

a negative impact. In addition if other developments are of a low scale this will have little

impact on the setting of the above mentioned heritage assets. If more than two storeys this

will need to accommodate the setting of the conservation areas as well as the former baths

and school.


The retention of the former baths and school. Assessing if the proposal impacts on the

setting of the conservation area and the former baths and school.

Recommendation:


Site Allocation: 452 - Land West of Dadsley Road, Tickhill

Use: Housing


There are no designated heritage assets within the site. The Northgate character area of the

Tickhill CA begins about 260m south of the site.

The 3 grade 2 listed buildings comprising the farm, stable and barns of 126 Doncaster Road

are about 70m south east of the site and adjacent to this is the grade 2 listed dwelling at

128 Doncaster Road. St Mary’s cottages lie 150m roughly south east of the site on the west

side of St Mary’s Road. There is also the grade 2 listed remains of a market cross on the road

junction 175m north of the site.


The allocation site is too distant from the conservation area and is not physically or visually

connected to it so makes no contribution to its heritage significance.

The site does not contribute to the significance of the stone cross which is related to its

historic character rather than its setting. The setting of 128 is localised and its significance is

derived from its relationship to Doncaster Road.

The site makes more of a contribution to the setting of the listed and curtilage listed

buildings comprising the former farm at 126 Doncaster Road. This complex represents the

former character of the area with the frontage farmhouse on the main road and ancillary

buildings stretching back to a connecting lane (Dadsley Lane). Fields serving the farm were

beyond this. The allocation site represents the connection between the farm and the

agricultural fields beyond. Despite late C20th development the narrow, unverged, Dadsley

Lane also contributes to the setting of these listed buildings.


Allocation would not affect the heritage significance of the conservation area or the grade 2

listed 128 Doncaster Road or the market cross.

The allocation site is large with an indicative number of units in the allocation being 116.

This represents an intensive development of the area to the west of Dadsley Lane which

would alter its open character and have some impact on the setting of the 126 Doncaster

Road farm buildings. The fields immediately opposite the farm are outside the allocation but

development in the allocation site would reduce the agricultural character west of Dadsley

Lane so result in minor harm to its setting. Access requirements may also alter the lane

character away from its narrow unverged character which is part of the setting.


It is difficult to see how harm could be avoided but low level and low density development

with consideration of green character on the site edges will reduce the impact on openness.

Recommendation:


Site Allocation: 458 - Land off Church Lane, Adwick

Use: Housing


The site is a pasture to the north of Adwick-le-Street. There are no above ground heritage

assets within the allocation site. It lies immediately to the north of Adwick-le-Street

Conservation Area. The Grade II* listed Church of St. Laurence lies 50m to the southwest. A

Grade II listed mill lies immediately to the north of the site.


Adwick-le-Street is a rural settlement mentioned in the Domesday Book that has expanded

with suburban developments from the twentieth century although areas to the north, west

and southeast remain largely open. The conservation area is based on the old settlement

located around the church of St. Lawrence. It is linear in character and stretches along

Village Street with a spur along Church Lane. Immediate to the north of the site is the mill

and to which the open field adds significantly to its setting although this is currently

compromised by relatively recent modern development to the north of the church.


Allocation of the site to residential use will harm the setting of the conservation area and in

particular the view towards the mill. There is some potential benefit if the modern

development is screened but this would not be outweighed by the loss of the open setting

of the church and mill.


The setting of the conservation area will be severely compromised by the allocation of this

land. The reduction of the proposed allocation to a small area immediately behind the Farm

Court development might have potential but would need to ensure that the openness near

the church is protected and that the design of the development is much more vernacular

than that of Farm Court.

Recommendation:


Site Allocation: 459 - Land off Doncaster Lane, Adwick

Use: Housing


The site is in agricultural use to the south east of Adwick-le-Street. There are no above

ground heritage assets within the allocation site. It lies immediately to the north of Adwick-

le-Street Conservation Area. The Grade II* listed Church of St. Laurence lies 50m to the

northwest.


Adwick-le-Street is a rural settlement mentioned in the Domesday Book that has expanded

with suburban developments from the twentieth century although to the north, west and

southeast remains largely open. The conservation area is based on the old settlement

located around the church of St. Lawrence. It is linear in character and stretches along

Village Street with a spur along Church Lane. The site is open countryside that borders the

conservation area.


Allocation of the site to residential use would harm the setting of the conservation area.


The setting of this rural conservation area is enhanced by the open countryside to the south

and the development of the site would be greatly detrimental to its character.

Recommendation:


Site Allocation: 473 - Cantley Lane, Rose Hill, Cantley

Use: Housing


There are no listed buildings within the site or within 250m of the site. However, the site is

within the boundary of Rose Hill Cemetery which is designated a park and garden of local

historic interest. This includes the cemetery itself and the open space (the application site)

and wooded areas to the south west as well as the trees on the site boundaries.

Immediately to the south west and across from Cantley Lane is the Bessacarr Conservation

area which is a C20th suburb with a green and open character.


The site contributes to the significance of both these heritage areas.

Rose Hill Cemetery, Cantley; Local Park and Garden of Historic Interest.

The trees along the boundary with Cantley Lane as well as other mature trees are part of the

landscape of the original larger Cantley estate. Within this has been laid out the formal

cemetery and the more informal layout of the crematorium. The cemetery is important in

the social history of Doncaster and incorporates elements of the original planting of Cantley

Estate as well as significant cemetery features such as the entrance building/lodge and

chapel as well as gates and railings, avenues, monuments, grave stones and specimen trees.

The allocation site is a rectilinear area of open land within the park and adjacent to Cantley

Lane. The site is a green buffer between the formal cemetery and the main road and

contributes to the quiet and contemplative character of the cemetery. To the north west

there is a small car park area and to the south east it is bounded by site of the former lodge

and former access road to the Cantley Estate.

Bessacarr Conservation Area

The character of the Bessacarr Conservation Area is that of a low density C20th suburb

where houses are well spaced in larger than average long thin plots, which allows for a

feeling of openness and spaciousness. The large front gardens, their hedges and trees all

contribute to the green character of the conservation area. Cantley Lane forms the

northern and eastern boundary of the conservation area and is characterised by the width

of its highway with wide grass verges and trees either side. The site contributes to the

conservation area by providing a green buffer to the suburb. The mature trees on the

boundary mirror those within the conservation area giving the road a distinctive avenue

character. Towards the east of the site the tree line thins giving views through into the open

space and the specimen trees within the site. The site provides an undeveloped green and

open setting which makes a positive contribution to the character of this part of the

conservation area.


Allocating the site which is within the local park and garden of historic interest would

urbanise this part of the site removing part of the green buffer between the cemetery and

Cantley Lane. Harm would be localised but prominent. This would constitute ‘substantial

harm’ to its heritage significance and the site would need to be excluded from the

designation.

The site allocation gives an indicative number of 31 dwellings. It is likely this will have some

adverse impact on the tree cover particularly if individual access to Cantley Lane is a

consideration. This type of density and the development of the space is likely to harm the

existing green character of the road. The view along Cantley Lane in this part of the

conservation area will appear built up. This would be localised though in an important part

of the conservation area and would be considered ‘less than substantial harm’ as defined by

the National Planning Policy Framework.


Harm (to the conservation area) could be mitigated by reducing densities to those

commensurate with the CA and by retaining and enhancing the tree cover adjacent to

Cantley Lane. This would impact on the viability of the site.

Recommendation:


With adverse impacts to both heritage assets the cumulative impact is significant and may

not be possible to mitigate.

Site Allocation: 494 - Green Lane, Scawthorpe

Use: Housing


Along the southwestern edge of the site lies a Scheduled Monument (Roman Ridge) This

extends slightly further to the west and continues past the site in a northwest/southeast

direction.

There are no listed buildings or conservation areas within the allocation site or in the 250m

buffer site.


The Scheduled Monument appears to occupy a narrow strip along the western edge of the

site.


Development close to the schedule would impact on its setting as well as potentially on the

actual Scheduled Monument depending on its exact location. In addition if any part does

impact on the Scheduled Monument directly it will require Scheduled Monument Consent

from Historic England who may raise further concerns.



Recommendation:


Site Allocation: 495 - Rostholme, Bentley (Full Site)

Use: Housing


There are no above ground heritage assets within the allocation site. Bentley Park which is a

proposed Park and Garden of Local Historic Interest lies immediately to the south.


Bentley Park is an example of a community funded park with strong social links. It includes

important park features including the pavilion, original layout, planting beds and formal tree

planting. The landscape and park as a whole was designed to reflect its intended use; a

robust and functional style designed areas for play and relaxation. The park is inward

looking and focused on the Pavilion and the formal areas around. Towards the allocation

site are playing fields and hedgerows. The adjoining residential development has a negative

impact due to its boundary treatment and highlights the importance of designing

appropriate boundary treatment.


A change from open countryside to residential could have a negative impact if the boundary

treatment to the park is not well considered.


Ensuring an appropriate boundary treatment is included in the proposal is essential.

Recommendation:


Site Allocation: 508 - Land off Marshlands Road / The Avenue, Moorends

Use: Housing


There are no above ground heritage assets within the allocation site. The Grade II listed

Micklethwaite farmhouse lies approx. 70m to the southeast. This is unlikely to be affected

by the allocation due to the presence of housing in between subject to where the site will

be accessed.


The site does not contribute to the significance however the potential access may do

depending on its position.


As above.


The access should be positioned away from the listed building. If it is in close proximity it

may be possible to mitigate depending on where it is.

Recommendation:


Site Allocation: 523 - DBIC Phase 2, Doncaster Carr / Leisure Park

Use: Employment


There are no above ground heritage assets within the allocation site. Hyde Park Cemetery

which is a proposed Park and Garden of Local Historic Interest lies immediately to the north

within which is the Grade II listed cemetery chapel.


Hyde Park Cemetery (also known as Carr Grange Cemetery) was opened in 1856 and

followed on from an Act of Parliament in 1853 which allowed local authorities to provide

new, non-denominational, cemeteries and was one of the first to open in the UK outside of

London. Within the eastern part of the cemetery lies the Grade II listed mortuary chapels by

Johnson of Newcastle c.1855. As the town expanded in the 19th century additional graves

were necessary as the graveyards of St. George’s and Christ Church proved insufficient and

in 1872 the cemetery was extended to the size it still occupies.

The main entrance to the cemetery lies at its north-eastern corner through an archway with

an attached lodge building. Close to the entrance is the chapel which is reached by winding

paths that continue past the chapel before becoming more regimented to the western and

southern parts of the cemetery. The chapels are linked with an archway which is

surmounted by a steeple and is a prominent feature in the cemetery and the immediate

vicinity.

The cemetery was built on a gently sloping site overlooking Doncaster Carr. Whilst the

cemetery is heavily treed around its edges, trees are sparsely used within the site, mostly on

the approach to the chapel and close by. Monuments memorials and gravestones are of

course a noticeable feature.

The site lies to the south of the cemetery and is separated by a stone boundary wall, which

is dilapidated in parts, and within the grounds of the cemetery there is a tree belt although

there are gaps through which the greenery of the site is visible.


A change from open field to industrial use could have a negative impact if the boundary

treatment to the park is not well considered.


Ensuring the opportunity to repair the stone boundary wall and planting the gaps in the

current screening of the cemetery either within the allocation site or within the graveyard.

Recommendation:


Site Allocation: 555 - Land Off Grove Road, Kirk Sandall

Use: Housing


Site identified through the HELAA 2017 update. See Addendum to the report for

assessment.




Recommendation:


Site Allocation: 687 - The Embankment, Leach Lane Industrial Estate, Leach Lane,

Mexborough

Use: Housing


There are no above ground heritage assets within the allocation site. Mexborough

Conservation Area lies to the north on the other side of a dual carriageway. The Grade II

listed Station lies approx. 150m to the southwest.


The site occupies an important riverside site opposite the conservation area and close to the

approach to the town centre from the listed station.


The development of the site will change it from industrial to residential. This potentially

could have a positive impact depending on its design.


There is great scope to improve the setting of the conservation area and enhance the

setting of the station and its approach. The number of units may however need to be

adjusted. There is also scope to provide an attractive waterside frontage to the canal.

Recommendation:


Site Allocation: 771 - Redhouse Corner, Brodsworth

Use: Employment


Along the eastern edge of the site lies a Scheduled Monument (Roman Ridge) This extends

slightly further to the east and continues pass the site in a northwards direction.

There are no listed buildings or conservation areas within the allocation site although

Woodlands Conservation Area lies immediately southeast.


The Scheduled Monument appears to occupy a narrow strip along the eastern edge of the

site. The site would be seen in conjunction with the conservation area and would impact on

its setting.






The proposal would need to respect the scale of developments in Woodlands Conservation

Area, but given it is on the opposite side would not need to be a copy of its distinctive

architecture (if this were to be done it would be likely to dilute it rather than enhance it).



Development limited to two storeys especially towards the conservation area.

Recommendation:


Site Allocation: 778 - Land adjacent Broadacres, Doncaster Road, Hatfield

Use: Housing


The site lies off the main A18 road immediately to the south of the Hatfield – Manor Road

conservation area.

There are 4 grade 2 listed buildings within 250m of the site. 90m north is the grade 2 listed

Bow House and Ash Hill Lodge is 220m north of the site. 220m north east of the site are 2

grade 2 listed barns which are part of a farm complex (Hatfield House Farm).

Hatfields public house is a historic (key unlisted) building at the junction of Manor Road and

Ash Hill Road. Broadacres immediately north of the site is a large property in substantial

grounds and has architectural merit. Across the main road from the site is a terrace of 6

almshouses which though against the character of the conservation area have been

included for historic interest. These, and the rooftop of Broadacres with the surrounding

trees signal the approach to the conservation area from the south.


The Hatfield - Manor Road conservation area lies to the south of the village core of Hatfield

and its origins are later and character very different from the High Street. It has a more open

and green character with detached properties of architectural merit dating from the 18th

Century onwards. These lie either side of Manor Road set in the middle of substantial

curtilages. Several of these are listed properties. The large numbers of trees either side of

the main road give it an avenue character.

The presence of agricultural fields and open spaces sometimes with views into open

countryside close to and visible from main roads contributes to the open character of this

part of Hatfield. The allocation site consists of a large open garden space to the side of

Broadacres and with its green edge and open character contributes to the heritage

significance of the conservation area as described above.

In addition, the site is important in marking the entrance to the conservation area and

visually separating it from modern development along Lings Lane.

The spaciousness of the area forms part of the wider setting of the listed buildings.

Indirectly, the wider setting of Bow House is complemented by having properties of similar

large curtilages either side. The site is visually and physically separated from all the listed

buildings mentioned above so do not directly contribute to their significance.

The open nature of the site means there are no buildings to compete with the almshouses

opposite which mark the entrance to the conservation area.


The allocation site has an indicative number of 14 units and would give this side of Manor

Road at the entrance to the conservation area a modern suburban character completely at

odds with its historic open and green character. It would also blur the distinction between

the conservation area and Ling’s Lane.

Further adverse impacts on the conservation area may arise from access requirements in

terms of visibility splays, removal of green edge character, and possibly impact on trees.

These impacts would also detract from the setting of the adjacent Broadacres and indirectly

Bow House with potential impact on views to open countryside across the agricultural fields

on Manor Road.


Allocation to the indicative densities would lead to substantial harm to the heritage

significance of the conservation area. Densities commensurate with the typical Manor Road

propertied with landscaping and tree planting to the front are highly unlikely to be viable.

Recommendation:


Site Allocation: 784 - Cuckoo Lane, Hatfield

Use: Housing


There are no designated heritage assets within the site. The Hatfield –High Street

conservation area abuts the site immediately to the south.

There are 6 listed buildings within 250m of the site the most significant of which is the grade

1 listed Church of St Lawrence at the centre of the village and 135m south of the site. Its

gates are also grade 2 listed though not affected by the allocation. Also significant is the

grade 2 listed Travis School now the parish rooms which lie 50m south west of the

allocations site.

The remaining 3 grade 2 listed buildings are at some distance from the site and would not

be affected by the allocation.


The Hatfield High Street conservation area reflects the medieval core of Hatfield which has a

historic pattern of settlement. The High Street that grew around the manor hall and church

is characterised by long thin ‘strip plots’ ending in informal back lanes which are still legible.

Beyond these were open fields which were enclosed after 1825 and most of the boundaries

established then are historic hedgerows still visible today. Though outside the conservation

area boundary, which is tightly drawn around buildings and their curtilages, the lack of

development in the fields north and south of the High Street enables the enclosure fields to

be perceived and prevents the historic character of the conservation area from being

submerged. In addition, the presence of agricultural fields close to and in places visible from

main roads is a reminder of the former agricultural character of Hatfield.

The rear and centre of the allocation site belongs to the group of fields to the north of the

High Street which retain their enclosure pattern and historic boundaries. However, the front

of the site has since been developed and has a presence on the street (Cuckoo Lane). In

addition, there are no historic ‘strip plots’ north of Station Road.

The front of the site also affects the setting of the church where there is a strong view of the

church tower and to some extent the Travis School. Presently, the buildings are set back and

there is a green boundary with trees which does not harm the setting of these listed

buildings. The remaining 3 grade 2 listed buildings are unaffected by allocation.


The allocation site has an indicative number of 36 units and would give this side of Cuckoo

Lane a suburban character. This would affect views to the tower and harm the setting of the

listed church.

Allocation would affect the openness in this part of the village and may impact on historic

hedgerows, however, as the frontage is already developed and the space does not confine

the historic ‘strip plots’ of the village the allocation would not be considered substantial

harm.


Retention and reinforcement of the historic boundary and its green character would

mitigate some of impact.

The setting of the listed church and the general character of the conservation area could be

maintained by setting buildings back to the line of the adjacent caretaker’s bungalow and

maintaining/enhancing the trees and green character to the front.

Buildings would need to be no higher than the standard 2 storey dwellings in the village so

they are not prominent in any views and so they complement the existing heights.

The conservation area is describes as a conservation area ‘at risk’ chiefly due to the

substantial loss of historic details on properties fronting the High Street especially windows.

Allocation would not provide opportunities to address this.

Recommendation:

- Adverse impact which may be possible to mitigate

Site Allocation: 786 - South of Cockhill Close, Bawtry

Use: Housing


The site is adjacent to the southern boundary of the Bawtry conservation area which is

marked by Cockhill Lane and occupies a triangle of open ground in between this and the

borough boundary with Bassetlaw. There are no listed buildings within the allocation site.

85m to the west is the grade 2 listed War Memorial which is built into the curtilage listed

estate wall of Bawtry Hall (grade 2*listed). The grounds of the hall beyond this wall is

designated a park and garden of local historic interest.

70m west is the grade 2 listed ‘1 Yorkshire’; historically the first residential building in the

county on approaching from the south on the Great North Road. This is part of a range of

Georgian buildings on the main road (South Parade) which is covered by 4 separate grade 2

listings.

There are 10 further grade 2 listed buildings between 150m to 200m north west within the

Market Place as well as the Market Cross scheduled monument . Also grade 2 listed is the

Bawtry railway bridge 150m north east.


Cockhill Lane is an historic lane linking the main road with Church Street and which

historically marks the southern boundary of the town and the site represents the start of

the countryside beyond this. Although there has been modern development to the north

and north east of the site this has not crossed the historic lane. The green and rural

character of the site and its boundary brings an abrupt end to the long view south along

Church Lane.

The prominence of No.I Yorkshire as the first building in the town is part of its special

interest and includes the brick curtilage wall which bounds the north of Cock Hill Lane. The

allocation site would detract from this were it not for a belt of trees which visually separates

the site (in summer) from the field adjacent to the main road south of 1 Yorkshire. The

perception of brick walls and buildings on one side and open country on the other is

particularly marked looking back on 1 Yorkshire from the bottom of the lane. Similarly, the

open area to the south of 1 Yorkshire enhances the setting of the park and garden and by

extension the listed Bawtry Hall.

The site does not contribute to the setting of the rest of South Parade and has no

relationship to the 10 listed buildings in the Market Place or the other listed building in the

town. The significance of the listed bridge lies in its position in relation to the railway line

and is not affected by the allocation site. The significance of the war memorial is not related

to its current position (aside from the connection with Bawtry Hall) which given the modern

level of traffic is unfortunate.


Very little development has occurred to the south of the town and none beyond Cockhill

Lane so the historic edge of the town boundary here is very legible. Allocation would blur

this and would also harm the long view along the south extension to Church Lane. This harm

would be localised to this part of the conservation area. Allocation would not be considered

to harm the setting of the listed buildings mentioned above.


From a conservation viewpoint it is desirable to retain Cockhill Lane as the historic southern

edge of the town. However, if allocated, consideration of the urban form, location, height

and materials of the buildings and particularly retention and strengthening of the tree belt

as seen from the main road and edging Cock Hill Lane would help to mitigate adverse

impacts on the conservation area.

Recommendation:


Consult Bassetlaw DC under duty to co-operate.

Site Allocation: 788 - Land at Sprotbrough

Use: Housing


There are no above ground heritage assets within the allocation site. The northern point of

the allocation site abuts a Grade II nationally designated Park and Garden of Special

Interest.


The site is seen in conjunction with the boundary and is currently agricultural which

enhances the setting of the Park and Garden.


The change from agricultural to residential has potential to have a negative impact as can be

seen to have happened with the nearby development of Challenger Drive. The latter’s

houses and modern suburban boundaries are particularly intrusive on views from the hall

and its grounds.


The northern parts of the site are seen in conjunction with both the nationally and locally

designated Parks and Gardens. Development here is unlikely to be viewed positively and a

buffer to the Parks and Gardens would be expected as well as landscaping/tree belt to the

edges of the development.

Recommendation:


Site Allocation: 789 - Land On The South West Side Of St Oswalds Drive, Finningley

Use: Housing


Whilst the site is located outside the Finningley Conservation Area conservation area it is

bounded by it on 3 sides. The special character of the Finningley conservation area is that of

a low density residential village focused around the church, village green, and village pond.

Generally the buildings are set back from the road with good sized front gardens with a high

proportion of new development being bungalows and a scattering of 2 storey buildings

around the greens. Traditional buildings tend to be of brick, with clay pantile roof. Boundary

treatments are often soft hedge treatment or later brick walls with decorative detailing and

brick coping. To the south of the site are the back gardens of the conservation area buildings

where the field can be seen through the car park of the Harvey Arms. To the north east the

site can be seen behind the historic farm buildings, a brick 4 bay cartshed and a limestone

double height threshing barn adjacent to the Limes (also in the conservation area).

The four listed buildings within the conservation area and all are within 150m of the site.

These include the grade 1 listed Church of the Holy Trinity and St Oswalds 65m to the south

west , the grade 2 listed Parish Rooms 20m south of the site, The Old Rectory 150m south

west of the site, and Holly House 100m south east of the site. There are no listed buildings

within the allocation site.


The most important contribution of the site is to the open character of the conservation

area. The site is an agricultural field surrounded by development but allows the impression

of open character to be perceived behind the buildings of the conservation area including

the listed parish rooms. In particular it gives an agricultural context to the historic

agricultural buildings on Bawtry Road. The site makes no contribution to the other listed

buildings but the tower of the grade 1 listed church can widely be seen from this site.


The site is a housing allocation in the current UDP and outline permission was granted in

October 2010 under 10/01211/OUTM for 25 dwellings and subsequently under

15/02091/FULM for 15 dwellings. The allocation will result in some harm to the heritage

significance of the conservation area by reducing the open character as described above and

by removing the wider setting of the agricultural barns. The historic core will feel more

hemmed in by development. The allocation will not harm the setting of the listed buildings

as mentioned above but will intensify development around the parish rooms and will

restrict open views to the church tower from the east.


While wall and roof materials can be considered this would not address the main adverse

impact ie the reduction of openness. The reduction in the number of units in the most

recent approval lessens the adverse impact. Consideration can be given to sight lines to the

church tower.

Recommendation:


Site Allocation: 790 - Red Lion Hotel, 41 Bank Street, Mexborough

Use: Housing


The site is located in Mexborough Conservation Area and the building on the site is

considered to be a key unlisted building due to its formal architecture and presence and the

historic form of this and the adjoining side annexe. Several windows are currently boarded

up on all of the property but underneath there are curved headed small paned fixed

windows to the ground floor of the main building, which appears to be the original windows

of the building. Elsewhere there are modern casement windows to the upper floor of the

main building and to all windows of the side building. All of the premises have been

reroofed at some stage in concrete tiles which are unsympathetic to the appearance of the

building. The building is in poor condition.


Mexborough Conservation Area is centred on Bank Street and the buildings within are

mainly kept simple with civic/public buildings tending to be more elaborate. Buildings range

in height from parades of single storey shops, to two and three storey terraces dotted with

individual buildings of a similar scale. The architecture is mainly Victorian/early Edwardian

clearly relating to period of development of this part of Mexborough. Buildings are kept to

the pavement edge in the main sandstone was the traditional material but there is also

some brick. Principle roof materials are slate.

The present Red Lion building appears to be mainly from the Victorian period, although the

side building looks earlier. The main element is of two tall storeys to the front with three to

back, due to the sloping site. From early photos it appears to be constructed of ashlar stone

which has later been rendered and painted white. It is elaborated with curved headed

window openings and doorway to the ground floor, on both floors all windows/doorway

have surrounds, as well as recessed panels on ground floor and stringcourse to first floor

and cornice at eaves level. The side building is smaller in scale, but is still two storeys to the

front and three to the rear and its architecture is simpler with only the doorway having a

surround. The side building is however still considered to add to the interest of the main

building.


The current proposal is to retain most of the main building, but with the rear being rebuilt,

and converted to form three two bedroomed flats, the rebuilding of the side building as a

one bedroom unit and a new build three/four storey terrace.

The retention of the main shell of The Red Lion and the part retention of the side building

would be considered to make a positive impact on the heritage assets in the area.


As well as the retention of the shell of the original building the new built elements have

been designed to reflect the local architecture.

Recommendation:


Site Allocation: 794 - Land at Former Industrial Estate, Briars Lane, Stainforth

Use: Housing


The grade 2 listed bridge over the canal and river is 200m west of the site and the grade 2

listed timber barn is 225m south west of the site. Both are visually and physically separated

by development and not affected by the potential allocation. The grade 2 listed Town End

Farmhouse on Ramskin Lane lies 140m east of the site. The grade2 listed lock cottages is

75m northeast of the closest part of the site.


The listed Town End Farmhouse is in a large curtilage which has an agricultural context with

a range of barns and is visually separated by boundary hedge and trees from the

surrounding agricultural land so the allocation site adds very little to its significance.

The cottages have historic significance as evidence of the historic canal character of the

area. The lock cottages lie across the canal from the site and immediately east of a small

marina both of which form its setting reflecting the historic use of the buildings. Currently

the site is visually separated from these by a narrow strip of hedge and shrub which lines

the canal path on that side. These contribute to the general canal setting and isolate the rest

of the allocation site.


Allocation should not impact on the heritage significance of Town End Farmhouse but could

adversely alter the setting to the listed lock cottages with potential harm to their heritage

significance depending on the nature of development.


Schemes that enhanced the canal side character or introduced development that had such

character at the edge of the allocation site have the potential to enhance (or at least not

harm) the setting of the listed lock cottages.

Recommendation:


Site Allocation: 805 - The Old Vicarage, Stonegate, Thorne

Use: Housing


The site lies in Thorne Conservation Area and is a Grade II listed building. Within a 250m

buffer zone there are 14 listed buildings including the neighbouring Grade I listed Church of

St Nicholas as well as a nearby Scheduled Peel Hill Motte. The building was vacant but is

being converted into apartments.


Thorne is a market town located within a flat agricultural plain about ten miles to the north-

east of Doncaster. Much of the central core of the town is within the conservation area. The

appearance of the area is established by a predominance of small scale residential and

commercial properties in the main from the 18th and 19th century, although some

properties also survive from the 17th century. The Market Place forms an important heart

to the conservation area and is surrounded by many historic buildings that form a positive

townscape to the area. There is a limited palette of historic materials, being mainly reddish–

brown bricks and red clay pantiles, although there are rendered buildings and there is also

some use of slate. Tall brick walls are another important feature especially on Southfield

Road and Stonegate. The use of coursed squared stone for boundary walls in the area

around the Motte and Church are also significant. Memorial Park, the churchyards and the

grounds of the Motte and Thorne Academy provide green open spaces within the area.

Memorial Park as well as the grounds of Thorne House abound with mature trees.

As well as being in Thorne Conservation Area, the Old Vicarage is a Grade II Listed Building

and is considered to be ‘at risk’ due to its present condition. It was originally built in the mid

18th century but was extended and refronted in the late 18th century. It is a three storied

five bay building with central pediment and Welsh slate roof. To the rear of the site is a

large enclosed garden which stretches to Southfield Road behind. It is situated next door to

the Grade I Listed Church of St. Nicholas. A recent residential scheme has been carried on

the other side of the Old Vicarage.


The development granted was to convert the building from its former residential home use

to flats with an element of new built within the rear garden. This is considered to make a

positive contribution to the area by bringing the building back into use as long as it is a

sensitive conversion. The rear new build would impact on the setting of the vicarage,

church and the conservation area in general.


Subdividing historic buildings can be destructive of their historic fabric and presents many

difficult listed building challenges therefore the best use for the building would be a single

use not requiring subdivision such as office use or residential use as one dwelling. However,

the use of the building for other uses has not attracted any interest. In addition it is unlikely

that single residential use without some subdivision is viable in this area. Therefore the

proposal was considered acceptable however the conversion should be able to be achieved

without loss of special interest and so that alterations could be reversed so that single uses

for the building are not ruled out in future.

The design of the new built element uses traditional materials but employs a contemporary

architecture and was considered to enhance the setting of the vicarage, church and the

conservation area in general.

Recommendation:


Planning permission/listed building consent granted and is currently being implemented.

Site Allocation: 806 - Thorne House, St Nicholas Road, Thorne

Use: Housing


The site lies in Thorne Conservation Area and Thorne House is considered to be a key

unlisted building in the area. Within a 250m buffer zone there are 12 listed buildings

including the nearby Grade I listed Church of St Nicholas as well as the neighbouring

Scheduled Peel Hill Motte.


Thorne is a market town located within a flat agricultural plain about ten miles to the north-

east of Doncaster. Much of the central core of the town is within the conservation area. The

appearance of the area is established by a predominance of small scale residential and

commercial properties in the main from the 18th and 19th century, although some

properties also survive from the 17th century. The Market Place forms an important heart

to the conservation area and is surrounded by many historic buildings that form a positive

townscape to the area. There is a limited palette of historic materials, being mainly reddish–

brown bricks and red clay pantiles, although there are rendered buildings and there is also

some use of slate. Tall brick walls are another important feature especially on Southfield

Road and Stonegate. The use of coursed squared stone for boundary walls in the area

around the Motte and Church are also significant. Memorial Park, the churchyards and the

grounds of the Motte and Thorne Academy provide green open spaces within the area.

Memorial Park as well as the grounds of Thorne House abound with mature trees.

Thorne House is considered to be a key unlisted building in Thorne Conservation Area and

was constructed in 1899 for the Darley Family. Its detailing is typical of a large late Victorian

dwelling. It is red brick on its lower two storey with half timbering to its upper attic level

under a slate roof. The windows are large paned within stone mullioned surrounds on the

lower levels and smaller windows to attic storey. It is set behind a screen of trees on the

frontage to St. Nicholas Road, as well as on the northern side, and although these are now

no longer part of its grounds they do complement its setting. The building is still set within

large grounds which are also well treed and contribute positively to the conservation area.

There are also decorative gate piers to its entrance.


The development granted was for eight residential units within the site and would impact

on the setting of the Thorne House, the motte and the conservation area in general. It also

allows Thorne House to continue in its current usage and retain the grounds in its

ownership.


The design of the new built element uses traditional materials but employs a contemporary

architecture and was considered to respect the setting of the Thorne House, the motte and

the conservation area in general by being low key.

Recommendation:


Site Allocation: 824 - Land behind Lumley Drive, Tickhill

Use: Housing


The site is outside the Tickhill CA which is 180m to the north and 120m to the west. Tickhill

Castle which has a medieval motte and stone tower and is a scheduled monument

overlooks the site. The apex of the motte is 300m west of the site. The grade 2 listed

buildings on Sunderland St. including the grade 2 listed Sunderland Farm are physically and

visually separated from the allocation site by modern housing development and not

affected by allocation. Listed buildings near the approach to the motte are also unaffected

by allocation. These are agricultural buildings and the adjacent fields are unaffected by the

allocation which provides an agricultural context.


The site makes no contribution to the heritage significance of the conservation area being

out of sight in the long views in and out of the conservation area along the main roads.

However, the site forms part of the setting of Tickhill Castle within the CA which has views

from the elevated motte and bailey across the countryside to the east and south. This area

is crossed by a number of public footpaths from where the castle can be appreciated.


Although the elevated position of the listed building would still be perceived in views to and

from the motte the allocation of this large site would reduce this agricultural character and

alter views to and from the motte resulting is some harm to setting.


It is difficult to see how harm could be avoided but low level and low density development

restricted to the eastern part of the site, with consideration of green character on the site

edges will reduce the impact on openness and setting of the castle.

Recommendation:


Site Allocation: 832 - Land at Auckley

Use: Housing


There are no above ground designated heritage assets within the allocation site. However,

there is a 2 storey brick and pantile cartshed barn building which is historic and appears to

be the remnant of a more extensive farmstead. To the main road, the site is mostly

bounded by an attractive limestone wall with half round copings and a low brick wall

fronting residential buildings. The barn may be of local significance and would merit further

investigation on this especially considering Auckley is not well endowed with historic

buildings.

The grade 2 listed Old Vicarage lies 80m south of the site boundary. The site lies

approximately 280m south east of the grade 2 listed mounting block adjacent to the

northeast corner of the Eagle and Child Public House.


Part of the site forms the immediate setting of the undesignated historic barn within it.

The Old Vicarage is set back from the road behind the church and is not seen in conjunction

with the site 25m away. The curtilage of the Old Vicarage is contained by a broad belt of

trees to the rear and trees to each side boundary. Trees also separate it from the church to

the front. The site makes no contribution to its setting.

The mounting block is closely associated with the attached public house and its significance

is related to the roadside location and the historic function of this building as a coaching inn.

The site is physically separated from the Eagle and Child public house by housing

development and due to the aligment of the main road will not be seen together. The site

makes no contribution to the significance of this heritage asset.


Allocation would most likely lead to the loss of the undesignated barn or if retained

adversely impact on its setting.

This site forms a break in the ribbon development of Auckley and brings an attractive green

character into the village however it does not impact on the heritage significance of either

of the listed buildings.


If allocated, retaining the barn with sufficient space around it, the tree belt to the rear, and

the front limestone wall would both retain any heritage significance and contribute to local

character.

Recommendation:


The heritage significance of the barn needs further investigation but assuming it is of local

heritage significance then

Site Allocation: 833 - Sandy Lane, Doncaster

Use: Housing


There are two former pumping stations on the site which due to their architecture and

social history are considered to be potential buildings of local interest. The buildings are

currently vacant and windows blocked up.


As well as the buildings themselves there are trees and gate piers and railings that add to

the setting.


The allocation could ensure a viable use for the historic buildings if there are retained and

sensitively converted.


Retention and sensitive conversion of the two buildings and further development designed

to enhance their setting.

Recommendation:


Site Allocation: 875 - Site A, Land to East of Doncaster Road, Tickhill

Use: Housing



Tickhill CA begins some 360m south of the site and is not affected by the allocation.


are about 140m south of the site and adjacent to this is the grade 2 listed dwelling at 128

Doncaster Road. These are physically and visually separated from the site and unaffected by

the allocation.

There is the grade 2 listed remains of a market cross on the road junction 150m north of the

site. 220m east of the site across open farmland is the grade 2 listed Eastfield Farm and the

separately grade 2 listed L shape range of barns.


The allocation site is too distant from the conservation area and the listed buildings at 126

and 128 Doncaster Road and is not physically or visually connected to then so makes no

contribution to their heritage significance.


historic character rather than its setting and is in any case separated from it by a stand of

trees.

The site makes more of a contribution to the setting of the listed Eastfield farm and its L

shape barn. From the main road the farm can be perceived across the large field of the

allocation site. The fields surrounding the farm isolates the farm complex from the dense

residential areas in the north of Tickhill and provides the background agricultural context to

the farm.



listed buildings at 126 and 128 Doncaster Road or the market cross.

The allocation site represents an intensive development to the north of Tickhill and would

alter its open character which would remove the most prominent views from the main road

towards the farm complex. It would also reduce the agricultural character surrounding the

farm though there would still be a landscape buffer between the farm and the site.


Low level and low density development with consideration of green character on the site

edges will reduce the impact on openness. Consideration of sight lines and views through to

the farm complex.

Recommendation:


Site Allocation: 876 - Site B, Land to East of Doncaster Road, Tickhill

Use: Housing



Tickhill CA begins some 140m south of the site and is not affected by the allocation as it is

physically and visually separated from it by residential buildings and a school.


begin about 75m west of the site and adjacent to this is the grade 2 listed dwelling at 128


the allocation. There is the grade 2 listed remains of a market cross on the road junction

370m north of the site.

130m east of the site across open farmland is the grade 2 listed Eastfield Farm and the

separately grade 2 listed L shape range of barns.






historic character rather than its setting and is in any case physically and visually separated

from it by a stand of trees.


shape barn. The fields surrounding the farm isolates the farm complex from the dense


the farm.



listed buildings at 126 and 128 Doncaster Road or the market cross.


alter its open character which would reduce the agricultural character surrounding the farm

though there would still be a small landscape buffer between the farm and the site.



edges will reduce the impact on openness.

Recommendation:


Site Allocation: 877 - Site C, Land to East of Doncaster Road, Tickhill

Use: Housing



Tickhill CA begins some 250m south west of the site and is not affected by the allocation as

it is physically and visually separated from it by residential buildings and a school.


begin about 270m west of the site and adjacent to this is the grade 2 listed dwelling at 128


the allocation.

170m north of the site across open farmland is the grade 2 listed Eastfield Farm and the

separately grade 2 listed L shape range of barns. These are visually separated from the site

by modern farm buildings.






shape barn. The fields surrounding the farm isolate the farm complex from the dense


the farm.



listed buildings at 126 and 128 Doncaster Road.


alter its open character which would reduce the agricultural character surrounding the farm

though there would still be a small landscape buffer between the farm and the site. This

side of the farm complex has modern agricultural buildings and there is less impact on the

setting of listed buildings than from other directions.



edges will reduce the impact on openness.

Recommendation:


Site Allocation: 880 - Land at Tickhill

Use: Housing


The site is outside the Tickhill CA which is 190m to the west. The grade 2 listed Sunderland

Farm is 70m to the north of the northern edge of this long thin site.

Tickhill Castle which has a medieval motte and stone tower is a scheduled monument and

has medium/long distance views towards the southern part of the site. The apex of the

motte is 725m west of the site. The grade 2 listed buildings on Sunderland St. including the

grade 2 listed Sunderland Farm are physically and visually separated from the allocation site

by modern housing development and not affected by allocation. Listed buildings near the

approach to the motte are also unaffected by allocation. These are agricultural buildings and

the adjacent fields provides an agricultural context so are unaffected by the allocation.


The site makes no contribution to the heritage significance of the conservation area being

out of sight in the long view out of the conservation area along Sunderland Street truncated

by the railway bridge.

The listed Sunderland Farm is separated from the site by a modern development of 7

cottages of traditional appearance to the front and further new development of more

conventional appearance behind. Although once part of its former agricultural setting the

site now does not contribute to its heritage significance.

The site contributes to the setting of Tickhill Castle which has views from the elevated motte

and bailey across the countryside to the east and south as far as the A1(M). This area is

crossed by a number of public footpaths from where the castle can be appreciated.


Modern development into the green fields east of the motte would have a small adverse

impact on the setting of the scheduled motte. Allocating the northern part of the site would

have no adverse impact. The elevated position of the listed building would still be perceived

in views to and from the motte.


Reinforcing green/open character or omitting the southern part of the site would mitigate

any impact on views from the motte.

Recommendation:


Site Allocation: 902 - Snooker Club, 21 - 27 St Sepulchre Gate, Doncaster

Use: Housing



assessment.




Recommendation:


Site Allocation: 906 - Denison House, 15 South Parade, Doncaster

Use: Housing



assessment.




Recommendation:


Site Allocation: 930 - Land between Lindrick Lane and Worksop Road, Tickhill

Use: Housing


The site is outside the Lindrick character area of Tickhill CA which lies approx. 100m to the

northeast. 250m north west of the site and off Rotherham Road is the grade 2* listed Friary

and 3 associated grade 2 listed buildings which are the remnants of the medieval Tickhill

Friary complex. These are within the conservation area which is demarcated to the south by

the tree lined Friars Lane.


The site is separated from the Lindrick part of the conservation area by a late C20th estate

(Lindrick Close) which has a suburban character. The Lindrick area is focussed around Mill

Dam and the castle is more open than the rest of the conservation area and characterised

by limestone residential and farm buildings and limestone walls though there has been

some modern infill development. The wider setting is a reminder of the former open

agricultural character visible along the small, often unverged lanes and in between

buildings.

The site makes some contribution to the heritage significance of the Lindrick conservation

area by being visually similar to it, with the same narrow road of Lindrick Lane with

hedgerows. The site is separated from the main Rotherham Road by intervening fields and

Worksop Road and makes no contribution to the setting of the conservation area from this

area or the above mentioned listed buildings.


The allocation represents a continuation of the adjoining suburban development which

could have some impact on views out from the Lindrick character area. This is especially due

to the current form of the narrow road with hedgerow which retains its rural character that

has been eroded with the adjoining development.


The retention of the narrow lane with its hedgerows on both sides would mitigate any

adverse impact on the conservation area. This would preclude access from Lindrick Lane as

loss of hedge and wide visibility splay would adversely impact on this character.

Recommendation:


Site Allocation: 932 - Site 1, Land at West Moor Farm, Armthorpe

Use: Employment


There are no above ground heritage assets within the allocation site. Two grade 2 listed

buildings are located within 250m of the site i.e. Wyndthorpe Hall immediately to the west,

and a milepost west of the hall entrance. The grounds of Wyndthorpe Hall have sufficient

historic character to be assessed as a park and garden of local historic interest and provide

the immediate setting for the listed building.


The heritage significance of the milestone is related to its roadside location and the

allocation site does not contribute to this.

The Hall itself is visually separated from the site by a tree belt. However, the site forms part

of the wider landscape to the grounds of Wyndthorpe Hall which currently has an open

countryside feel to it and which makes a positive contribution.


The development of the site will expand the urban area and is likely to have some adverse

impact (harm) on the wider setting of the park and garden by urbanising the character of

the adjoining countryside. Access to the site is likely to be from the A18 changing the

current rural lane into tarmac and giving it an over engineered appearance which would

have a negative impact on the park and garden.


Access using the rural lane from the A18 should be avoided in favour of access from Warren

Farm. The retention of the green boundary to the adjacent rural lane and any hedge and

trees would reduce the adverse impact on the park and garden. Development confined to

the south and the east of the site would further reduce impact.

Recommendation:


Site Allocation: 940 - Site 1, Land East of Poplars Farrm, Hurst Lane, Auckley

Use: Housing


There are no above ground heritage assets within the area of search. Two grade 2 listed

structures are located within 250m of the southern part of the site i.e Rossington Hall and

its former stables, separately Grade 2 listed to the southwest. The grounds of Rossington

Hall are also a park and garden of local historic interest designated in Doncaster’s UDP. As

part of a recent review of Doncaster’s parks and gardens, the boundary of the designation is

recommended to be expanded which brings it closer to the site.


The fields currently add to the openness of the wider setting of the parkland. Park

Plantations however screens the site from the Hall and its former stables and grounds.


The development of the site will commence the urbanisation of the area and is likely to

have some adverse impact (harm) on the wider setting of the park and garden by urbanising

the character of the countryside close by.


The retention of the green boundary and any hedge and trees with landscape buffer along

Great North Road would reduce the adverse impact on the park and garden.

Recommendation:


Site Allocation: 941 - Site 2, Land East of Poplars Farrm, Hurst Lane, Auckley

Use: Employment


There are no above ground heritage assets within the area of search. Two grade 2 listed

structures are located within 250m of the area i.e Rossington Hall and its former stables,

separately Grade II listed to the southwest. The grounds of Rossington Hall are also a park

and garden of local historic interest designated in Doncaster’s UDP. As part of a recent

review of Doncaster’s parks and gardens, the boundary of the designation is recommended

to be expanded which brings it closer to the site.


The fields currently add to the openness of the parkland. Park Plantations however screens

the site from the Hall and its former stables and grounds.


The development of the site will commence the urbanisation of the area and is likely to

have some adverse impact (harm) on the wider setting of the park and garden by urbanising

the character of the countryside close by.


The retention of the green boundary and any hedge and trees with landscape buffer along

Hurst Lane would reduce the adverse impact on the park and garden.

Recommendation:


Site Allocation: 944 - Land On Part Of Former Brodsworth Colliery Site, Long Lands Lane,

Brodsworth

Use: Housing


The allocation site adjoins Woodlands Conservation Area which also contains several listed

buildings. To the north of the site is the Scheduled Monument of Roman Ridge. This

continues as an unscheduled feature along the eastern boundary of the site. The site is the

cleared site of Brodsworth Colliery.


Woodlands provides one of the Borough’s earliest examples of a garden city layout which

was modelled on Ebenezer Howard’s ‘Garden Cities of Tomorrow’. The intention was to

create a bright, healthy living environment for the mining community which was at the

heart of the village’s economic prosperity and this was considered to be a highly innovative

planning/design concept for a mining village. Woodlands contains good examples of early

20th century domestic suburban architecture including architectural details and facing

materials characteristic of an Arts and Crafts style e.g. multiple gables, roughcast render, red

brick, tile dripmoulds, timber casement windows and red brick chimney stacks. In an effort

to combat drab uniformity, the village contains 19 different house designs. House types

include semi-detached houses or short terraced blocks of 3, 4, and occasionally 5 houses.

Block frontages are generally symmetrical, often featuring steep double gables with swept

eaves and prominent chimney stacks.

The site contributes to the setting conservation area and to the setting of the scheduled

monument and its unscheduled continuation.


The site adjoins a conservation area and affects the setting of the scheduled monument and

its unscheduled continuation. The allocation of the site for residential use could have a

negative impact if design guidelines are not produced for site. Development could

potentially impact directly on the scheduled monument depending on its exact location and

if so will require Scheduled Monument Consent from Historic England who may raise further

concerns.


The design/layout of any new development would therefore be expected to enhance or

preserve their setting which should include a buffer to the scheduled monument and the

conservation area.

Recommendation:


Site Allocation: 950 - Station Hotel, 93 Station Road, Bawtry

Use: Housing



assessment.




Recommendation:


Site Allocation: 955 - Former Askern Selby Road Youth Club, Selby Road, Askern

Use: Housing



assessment.




Recommendation:


Site Allocation: 961 - Former Yorkshire Water Reservoir Site, Ridge Balk Lane, Woodlands

Use: Housing


Along the western edge of the site lies a Scheduled Monument (Roman Ridge) This extends

slightly further to the west and continues past the site in a northwards direction.

There are no listed buildings or conservation areas within the allocation site although

Woodlands Conservation Area lies immediately southeast.


The Scheduled Monument appears to occupy a narrow strip along the eastern edge of the

site. The site would be seen in conjunction with the conservation area and would impact on

its setting. The neighbouring estate is set back behind a wide boulevard.






The proposal would also need to respect the scale of developments in Woodlands

Conservation Area, but given it is on the opposite side would not need to be a copy of its

distinctive architecture (if this were to be done it would be likely to dilute it rather than

enhance it).



Development limited to two storeys. The building line should also respect that adjoining and

the material of the neighbouring development on this side of the road.

Recommendation:


Site Allocation: 966 - Bawtry Hall, South Parade, Bawtry

Use: Housing



assessment.




Recommendation:


Site Allocation: 967 - Danum House, St Sepulchre Gate, Doncaster

Use: Housing



assessment.




Recommendation:


Site Allocation: 970 - Land Off Doncaster Road, Hatfield

Use: Housing


The site lies between Doncaster Road and Lings Lane 310m to the south of the Hatfield –

Manor Road conservation area where Broadacres and a terrace of 6 almshouses marks the

entrance. There are no listed buildings within the site. To the east the site bounds Lings Lane

opposite which is the Grade 2 listed mill dating from the early C19th and its associated

buildings. There is also a Grade 2 listed milestone to the south west of the site and opposite

on Doncaster Road. The site is in agricultural use and largely flat being divided into a

number of fields bounded by hedgerows and trees. South east and adjacent to the site is an

irregular plantation of trees (Round Plantation).

For completeness, the 1854-55 OS map identifies the area south of the site as ‘the supposed

site of a battle AD633’. This is taken as a reference to the battle of ‘Heathfield’ a significant

Dark Age battle of the same date mentioned in the Anglo-Saxon Chronicle. The location is

conjectural as there has been no archaeological evidence uncovered so far linking the site to

the battle. There is more concrete evidence of iron age/Romano-British field systems on the

site however archaeological considerations are covered elsewhere.


The entrance to the conservation area with the Almshouse and Broadacres and the trees

surrounding cannot be seen from the front of the site and it makes no contribution to the

character of the conservation area.

The significance of the listed milestone relates to its roadside location and is not affected by

the use of the land opposite.

The mill group of buildings stands on slightly elevated ground with trees to the north but

within a largely flat agricultural landscape which contributes to its setting and an

understanding of its historic function as a mill in open countryside. There are views from

Lings Mill to the open countryside around especially to the east but also to the west over

the open ground application site where the settlement of Dunsville can be seen. There are

also views of the mill buildings (and the mill in particular) across this open ground from

Doncaster Road.


There is no impact on the heritage significance of the Hatfield Manor Road conservation

area or that of the listed milestone.

The allocation site is a large site with an indicative number of 991 units which would

introduce a suburban character to the countryside between Lings Lane and Doncaster Road.

Despite modern residential development to the north and west and unlike many modern

mill settings it is still perceived as an isolated group of buildings within an agricultural setting

of flat fields bounded by hedgerows. Development up to Lings Lane would remove views of

this isolated group and remove the landscape setting to the west although it would remain

to the east. There would be some harm (less than substantial harm) to the setting of this

listed building.


Harm could be minimised by omitting fields adjacent to Lings Lane from the allocation, by

considering views through to the mill in the design of any development, and by maintaining

standard 2 storey heights for buildings.

Recommendation:


Site Allocation: 982 - Land And Buildings On The West Side Of Top Street, Bawtry

Use: Housing



assessment.




Recommendation:


Site Allocation: 987 - Thorne Hall, Ellison Street, Thorne

Use: Housing



assessment.




Recommendation:


Site Allocation: 993 - Crystals, 20 Market Place, Doncaster

Use: Housing



assessment.




Recommendation:


Site Allocation: 994 - Land Adjacent Peel Hill Motte, Church Street, Thorne

Use: Housing



assessment.




Recommendation:


site allocation: use: housing... · site allocation: 415 - woodland view, edwin road, woodlands...

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