Planning appeal for land north of Hemingfield Road, Hemingfield

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The Town and Country Planning Act 1990

Appeal by: Hargreaves Land Limited, G. N. Wright, M. M. Wood, M. J. Wood, and J. D. Wood

Appeal against the refusal of: Planning permission

Site: Land north of Hemingfield Road, Hemingfield

Planning Inspectorate ref: APP/R4408/W/25/3359917

Barnsley Council ref: 2024/0122

PPG ref: P23-1714

List of core documents

Updated 19 May 2025

Please note: As both the appellant and the council assigned the reference CD 10.15 to different documents, the references have been amended for clarity. The appellant’s document is now listed as CD 10.15.I and the council’s document as CD 10.15.II, using Roman numerals to distinguish between the two.

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CD1: Appeal documents: Appellant appeal documents

* CD 1.1: Appeal form
CD 1.2: Statement of Case (SoC) with Appendices 1-3
CD 1.3: SoC Appendix 4 – Landscape Statement
CD 1.4: SoC Appendix 5 – Ecology and Biodiversity Statement
CD 1.5: SoC Appendix 6 – Highways Statement
CD 1.6: SoC Appendix 7 – Noise Statement
CD 1.7: SoC Appendix 8 – Flood Risk and Drainage Statement
CD 1.8: SoC Appendix 9 – Archaeology and Heritage Statement
CD 1.9: SoC Appendix 10 – BMBC Cabinet Paper – November 2022
* CD 1.10: SoC Appendix 11 – Representations made by Johnson Mowat
* CD 1.11:
* CD 1.12: Draft S106 Agreement

CD2: Determination documents

CD2.1: Officer’s Report dated 11 December 2024
CD2.2: Decision Notice dated 11 December 2024

CD3: Planning application documents and plans

* CD 3.1:
- * A: Application Form – February 2024
- B: Updated Application Form – September 2024
CD 3.2: Air Quality Assessment - February 2024
CD 3.3: Arboricultural Survey - February 2024
* CD 3.4: Archaeology Report - February 2024
* CD 3.5: Geophysical Survey – September 2024
* CD 3.6: Written Scheme of Investigation – Archaeological Evaluation by Trial Trenching – November 2024
CD 3.7: Biodiversity Metric - February 2024
CD 3.8: Ecological Appraisal - February 2024
* CD 3.9: Additional Ecological Surveys Report – July 2024
* CD 3.10: Cover Letter - February 2024
CD 3.11:
- A: Ground Conditions Desktop Study Part 1 – April 2023
- B: Ground Conditions Desktop Study Part 2 – April 2023
- C: Ground Conditions Desktop Study Part 3 – April 2023
- D: Ground Conditions Desktop Study Part 4 – April 2023
- E: Ground Conditions Desktop Study Part 5 – April 2023
- F: Ground Conditions Desktop Study Part 6 – April 2023
CD 3.12: Energy and Sustainability Statement - February 2024
CD 3.13: Design and Access Statement – February 2024
CD 3.14: Flood Risk and Drainage Assessment - February 2024
CD 3.15: Barnsley Five Year Housing Land Supply Assessment - January 2024
CD 3.16: Health impact assessment - February 2024
CD 3.17: Landscape Visual Appraisal - February 2024
CD 3.18: Landscape Character Assessment – 2016 Update (LVA Appendix 9)
CD 3.19: LVA - non-EIA (LVA Appendix 1)
CD 3.20: National Character Area Profile (LVA Appendix 8)
* CD 3.21: LVA Viewpoint 1-10 - February 2024 (LVA Appendix 11)
CD 3.22: Noise Impact Assessment - February 2024
CD 3.23: Planning Statement - February 2024
CD 3.24: Statement of Community Involvement - February 2024
CD 3.25:
- A: Transport Assessment with Appendices 1-6 – February 2024
- B: Transport Assessment Appendices 7-20 – February 2024
CD 3.26: Travel Plan - February 2024
* CD 3.27: Technical Note (Response to Highways) – August 2024
* CD 3.28:
- * A: Stage 1 RSA Access with Hemingfield Road with Appendices – August 2024 (23-160-005.01)
- * B: Stage 1 RSA Designer’s Response with Appendices – August 2024 (23-160-006.03)
- * C: Stage 1 RSA Designer’s Response Barnsley Signed – October 2024 (23-160-006.03)
CD 3.29: Site Location Plan – February 2024 (LVA Appendix 2)
CD 3.30: Wider Site Location Plan - February 2024
CD 3.31: Baseline Habitat Plan – February 2024
CD 3.32: On-Site Proposed Habitats – February 2024
CD 3.33: Environmental Designations Plan February 2024 (LVA Appendix 5)
CD 3.34: Landscape Character Plan - February 2024 (LVA Appendix 7)
* CD 3.35:
- * A: Landscape Masterplan – February 2024
- * B: Landscape Masterplan – December 2024
* CD 3.36:
- * A: Illustrative Masterplan - February 2024 (LVA Appendix 3)
- * B: Illustrative Masterplan – December 2024
CD 3.37:
- A: Parameters Plan - February 2024 (LVA Appendix 4)
- B: Parameters Plan – December 2024
CD 3.38: Public Rights of Way Plan – February 2024 (LVA Appendix 6)
* CD 3.39:
- * A: Swept Path Analysis of Hemingfield Road Southbound – August 2024
- * B: Swept Path Analysis of Hemingfield Road Southbound – August 2024
- * C: Swept Path Analysis of Hemingfield Road Southbound – Rev A - August 2024
CD 3.40: Proposed Access Arrangement (RTGI Junction) – August 2024
CD 3.41: Zone of Theoretical Visibility and Viewpoint Location Plan – February 2024 (LVA Appendix 10)
* CD 3.42: Hemingfield Applicant Letter

CD4: Statutory consultee comments

* CD 4.1:
- * A: Ecology
- * B: Ecology
- * C: Ecology
- * D: Ecology
- * E: Ecology
- * F: Ecology
- * G: Ecology
- * H: Ecology
- * I: Ecology
* CD 4.2: Archaeology
* CD 4.3: Drainage
* CD 4.4: Demolition
* CD 4.5: Active Travel
* CD 4.6: Pollution Control
* CD 4.7: Yorkshire Water
* CD 4.8: Affordable Housing
* CD 4.9: Public Rights of Way
* CD 4.10: Planning Policy
* CD 4.11: Urban Design
* CD 4.12: SYMCA
* CD 4.13: Primary Care
* CD 4.14: South Yorkshire Mining Advisory Service
* CD 4.15: SFSY
* CD 4.16:
- * A: Natural England
- * B: Natural England (Annex A)
* CD 4.17: Planning Policy - Conservation
* CD 4.18:
- * A: Education
- * B: Education
- * C: Education
* CD 4.19:
- * A: Highways
- * B: Highways
* CD 4.20: Forestry

CD5: Local planning policy, guidance and documents

CD 5.1:
- A: Barnsley Council Local Plan (January 2019)
- B: Report on the Examination of the Barnsley Local Plan (December 2018)
CD 5.2: Barnsley Local Plan Policies Map
CD 5.3:
CD 5.4: Barnsley Five Year Deliverable Housing Land Supply Report (April 2021- March 2026)
* CD 5.5:
CD 5.6: Barnsley Strategic Housing and Employment Land Availability Assessment 2016
CD 5.7:
CD 5.8: Barnsley Green Belt Review - Green Belt: Wombwell (July 2014)
CD 5.9: BMBC Sustainable Travel SPD
* CD 5.10: Local Plan Consultation Draft Policies Map Booklet 2014
CD 5.11: Barnsley 2030: Our Strategy
CD 5.12: Barnsley Housing Strategy 2024 - 2028
CD 5.13: South Yorkshire Residential Design Guide 2011
CD 5.14: Open Space Provision on New Housing Developments SPD
CD 5.15: BMBC SPD Financial Contributions to Schools (May 2019)
CD 5.16: South Yorkshire Strategic Place Partnership, Partnership Business Plan 2024
CD 5.17: BMBC Annual Infrastructure Funding Statement 1st April 2023 – 31st March 2024
CD 5.18: Barnsley New Build and Acquisitions Strategy Cabinet Report (July 2024)

CD6: National policy, guidance and legislation

CD 6.1:
- A: National Planning Policy Framework (December 2023)
- B: National Planning Policy Framework (December 2024)
CD 6.2: National Planning Practice Guidance (Electronic Version only)
CD 6.3: Department for Transport - Manual for Streets
CD 6.4: Chartered Institute of Highways and Transportation - Manual for Streets 2
CD 6.5: Chartered Institute of Highways and Transportation - Planning for Walking April 2015
* CD 6.6: Chartered Institute of Highways and Transportation – Guidelines for Providing for Journeys on Foot 2000
CD 6.7: Department for Transport – Cycling and Walking Investment Strategy April 2017
CD 6.8: Department for Transport – Cycling Infrastructure Design (LTN1/20) July 2020
CD 6.9: Design Manual for Roads and Bridges CD 123
CD 6.10: Design Manual for Roads and Bridges CA 185
CD 6.11: Securing developer contributions for education (August 2023)

CD7: Relevant appeal decisions and case law

CD 7.1:
- A: Land north of Shaw Lane, Carlton, Barnsley (PINS ref: APP/R4408/W/24/3341097)
- B: Land north of Shaw Lane, Carlton, Barnsley - Proof of Evidence Planning
CD 7.2: R v Rochdale Metropolitan Borough Council, ex parte Milne [2000] EWHC 650 (Admin)
CD 7.3:
- A: Land to rear of Greenland Cottage, High Hoyland Lane, High Hoyland, Barnsley (PINS ref: APP/R4408/W/24/3347461)
- B: Land to rear of Greenland Cottage, High Hoyland Lane, High Hoyland, Barnsley - Appeal Statement
CD 7.4: Land off Audlem Road/Broad Lane, Stapeley, Nantwich (PINS ref: APP/R0660/A/13/2197532 & APP/R0660/A/13/2197529)
CD 7.5: Land at Caddywell Lane/Burwood Lane, Great Torrington, Devon (PINS ref: APP/W1145/W/19/3238460)
CD 7.6: Land At Farleigh Fields And 54, 56, 58 Farleigh Road, Farleigh Road, Backwell, Somerset (PINS ref: APP/D0121/W/16/3153935)
CD 7.7: Land Off Darnhall School Lane, Winsford, Cheshire (PINS ref: APP/A0665/W/14/2212671)
CD 7.8: Monkhill Ltd v SSHCLG EWHC 1993
CD 7.9: Monkhill Ltd v SSHCLG EWCA Civ 74
CD 7.10: Bloor Homes East Midlands Ltd v SSCLG & Anor
CD 7.11: Peel Investments (North) Ltd v SSCLG & Anor
CD 7.12: Gladman Developments Ltd v SSHCLG
CD 7.13: Richborough Estates v Cheshire East Hopkins Homes v Suffolk Coastal 2017 UKSC 37
CD 7.14: Land to the East of Tincklers Lane, Tincklers Lane, Eccleston PR7 5QY (PINS ref: APP/D2320/W/21/3272310)
CD 7.15: Land adjacent to Blainscough Hall, Blainscough Lane, Coppull, Chorley (PINS ref: APP/D2320/W/21/3275691)
CD 7.16: Land to the south of Selby Road, Garforth (PINS ref: APP/N4720/W/18/3198312)
CD 7.17: R. (University Hospitals of Leicester NHS Trust) v Harborough DC [2023] EWHC 263 (Admin)
CD 7.18: Number not used
CD 7.19: Appeal Ref: APP/X2410/W/21/3287864 Land East of Cossington Road, Sileby, Leicestershire
CD 7.20: Appeal Ref: APP/W3005/W/24/3350529 Newark Road, Sutton-in-Ashfield, Nottinghamshire

CD8: Appellants evidence

* CD 8.1:
- * A: Planning Proof of Evidence
- * B: Appendices to Planning Poof of Evidence
- * C: Summary: Planning Proof of Evidence
* CD 8.2:
- * A: Housing Land Supply Proof of Evidence
- * B: Summary: Housing Land Supply Proof of Evidence
* CD 8.3:
- * A: Highways Proof of Evidence
- * B: Appendices to Highways Proof of Evidence
- * C: Summary: Highways Proof of Evidence
* CD 8.4:
- * A: Education Proof of Evidence
- * B: Summary: Education Proof of Evidence

CD9: Councils evidence

* CD 9.1: LPA Questionnaire
* CD 9.2: LPA Statement of Case
* CD 9.3: BMBC Five year supply position 2024
* CD 9.4: BMBC Housing Trajectory at 1 April 2024
* CD 9.5: Planning Proof of Evidence
* CD 9.6: Housing Land Supply Proof of Evidence
* CD 9.7: Planning Application 2020/0422 Decision Notice
* CD 9.8: Planning Application 2024/1004 Masterplan
* CD 9.9: Planning Application 2024/1004 Site Layout Plan
* CD 9.10: Planning Application 2019/0239 Appeal Decision
* CD 9.11: Planning Application 2022/0115 Decision Notice

CD10: Other relevant documents

* CD 10.1: Letter from Angela Rayner MP to Local Authority Leaders and Metro Mayors in England
* CD 10.2: Shelter Report: Denied the Right to a Safe Home – Exposing the Housing Emergency
* CD 10.3: NHF - Let’s fix the housing crisis: Delivering a long-term plan for housing 2024
* CD 10.4: Cebr - The economic impact of building social housing 2024
* CD 10.5: Savills - Land Matters: The Critical Role of Sales Outlets in Boosting Housing Supply
* CD 10.6: Kirklees Interim Housing Position Statement to Boost Supply
* CD 10.7: Rachel Reeves MP Speech 8th July 2024
* CD 10.8: The King's Speech 2024
* CD 10.9: Housing Minister Matthew Pennycook Letter July 2024
* CD 10.10: Written statement Angela Rayner July 2024
* CD 10.11: Kier Starmer MP 5th December 2024 speech
* CD 10.12: Angela Rayner MP statement December 2024
* CD 10.13: 'Thousands to benefit from the security of a safe home' Press Release February 2025
* CD 10.14: 'Biggest building boom' in a generation through planning reforms Press Release March 2025
* CD 10.15.I: Bleak Houses ‘Tackling the crisis of family homelessness in England’ Children’s Commissioner 2019
* CD 10.15.II: Government Guidance: Housing Delivery Test Measurement 2022 – Details December 2023
* CD 10.16: ‘New Homes England statistics show overall housing starts down, reflecting the impact of Covid-19 on housebuilding’ Homes England press release December 2020
* CD 10.17: ‘Figures reveal continuing slump in housing delivery’ The Planner article January 2025

CD11: Correspondence in relation to appeal

* CD 11.1: Letter from Walker Morris to BMBC – dated 14th March 2025
* CD 11.2: Letter from Pegasus Group to BMBC – dated 17th March 2025
* CD 11.3: Email from Walker Morris to PINS – dated 24th April 2025
* CD 11.4: Amended Post-CMC Note with Tracked Changes
* CD 11.5: Email from Pegasus Group to PINS – dated 3rd February 2025

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