1. Who is Marcol Waystone LLP?
Marcol Industrial is part of the Marcol Group, an international private real estate company which has extensive interests in a range of asset classes both in the UK and Europe. Complementing Marcol’s experience, Waystone offers specialist expertise in the development of large and complex sites requiring remediation and
infrastructure. Waystone has capability in civil engineering, land reclamation, construction and development.
Waystone Ltd formed a joint venture with Marcol in 2014 to progress this important regeneration and development project.
2. Why a large development in Hatfield, Stainforth and Dunscroft and not small pockets of development elsewhere?
Unity represents the opportunity to deliver strategic economic and regenerative benefits across three communities; delivering a long-term steady supply of new homes, a significant boost of new employment opportunities in a range of job
types and other significant benefits to the general community by way of improved facilities and the creation of new open space. Small pockets of development cannot attract the scale of investment that larger sites can and therefore it is the larger sites that can deliver significant off-site improvements to existing infrastructure and facilities to benefit the local community.
3. Are the proposals in line with planning policy?
Yes. Doncaster’s adopted Core Strategy identifies Stainforth and Hatfield as a potential growth town. It recongises that a strategic regeneration opportunity; namely, the DN7 Initiative (“Unity”) can deliver significant growth and transform the economic prospects of Stainforth and Hatfield.
The National Planning Policy Framework (NPPF) was published on 27 March 2012. At the heart of the NPPF is the 'presumption in favour of sustainable development', set out in 12 core land-use planning principles. Inter alia, it encourages:
Sustainable economic development
Boosting housing supply
Sustainable transport and high quality Infrastructure
Re-use of brownfield land
Mixed use developments
High quality design
Low carbon economy
The masterplan will provide the foundations for a sustainable mixed use development, which contributes to healthy living and quality of life for all. High quality inclusive places will be created for new and existing residents.
4. Is there a market for this many houses?
This many new homes will not be delivered within the current plan period. This is an extremely long-term project representing steady growth for three existing communities across the next 30 years.
It is planned that 1200 new homes would be delivered within the plan period which extends to 2028. This would mean that around 100 new homes would be built per year across the next 12 years. The 100 new homes per year would not necessarily be all on the same ‘patch’ as they would
be split between the different areas of the wider site.
Following on from the successful delivery of the 1200 homes required for this plan period, growth would continue at a similar steady rate across the whole site to deliver upto a further 1900 homes.
The entire development could be delivered over a period of about 30 years depending on a number of variables including market demand.
5. What type of homes would be built?
A mix of homes would be provided depending on housing need and market demand but it is envisaged that good quality modern family homes would be delivered along with an element of
housing for the elderly and provision for improving affordable housing. We would expect the different areas of the site to offer different products creating an attractive and diverse, safe residential environment.
6. How will existing facilities cope?
As explained above, new homes will be delivered progressively over time and there will not be a sudden surge in local population. However during the planning process the impact of the proposed development on existing infrastructure and facilities will be assessed. Additional funding for education is normally required to be provided as part of s106 obligations for large developments
and subject to further details regarding capacity and projected pupil numbers there could be the opportunity to provide a new school as part of the plans. The masterplan also offers the opportunity to deliver additional healthcare and other local facilities such as retail, community and leisure uses in line with the scale of housing and employment growth.
7. How many new jobs could be created and how is this calculated?
The potential number of new jobs is estimated based on average levels of employment generated at similar developments and using established government job to floorspace ratios. Based on the areas of employment land currently in our proposal and the types of development envisaged, we estimate that circa 8,600 jobs could be created in the long-term.
Our proposal currently includes a range of employment opportunities across the mixed development which provides long term sustainability in different types of employment. There will also be a significant number of construction jobs created which will be sustained over long time periods.
8. Will this development deliver any improvements to public transport?
The masterplan will guide integrated transport connections (including bus and cycle routes) between different parts of the site and existing communities. A set of public transport measures will be developed that will facilitate the sustainable delivery of the site. Key measures will include:
Providing direct bus routes/stopping facilities along the link road with connections to the existing network
Improving connectivity to the railway station
We will be in discussion with bus operators, Network Rail and the Council to seek to deliver public transport benefits to the wider area as part of the scheme.
9. What about the existing wildlife across the site?
Our consultants are undertaking a series of detailed ecological assessments and surveys in the relevant seasons. The outcome of the surveys will be assessed as part of the Environmental Statement and appropriate measures will be embraced to ensure the least disruption to existing wildlife, avoid adverse impact to the environment
and to incorporate ecological enhancements within the masterplan.
An important component of the scheme is the proposed retention of as many of the existing drainage ditches across the site as possible. This in turns means the retention of many existing hedgerows and trees
10. What about flood risk?
Whilst the majority of the site currently lies within flood risk zones, the existing flood defences offer a high standard of protection. The Environment Agency recently installed a new flood alleviation scheme to improve existing flood defences and reduce the risk of flooding along the Riven Don catchment area. The development platforms will
be constructed to levels agreed with the Environment Agency and flood resilient construction techniques employed where necessary. A flood risk assessment will accompany the planning application which will address risk of flooding on and off site and appropriate mitigation techniques.
11. How will dust, noise and disruption be dealt with during the construction period?
In applying for planning permission for large projects, developers must set out how they will manage traffic, dust and noise and agree their proposals with the Council and other relevant bodies. During construction, the Council would monitor the developer and contractors to ensure planning conditions are adhered to. The developer
and contractors will be required to submit a Construction Impact Management Plan (CIMP) which will provide a series of control mechanisms and best practice methods that will be employed. As Unity is a long-term development project, we will be working very hard to keep dust and noise to a minimum and to ensure that existing and new residents, employees and visitors experience a high quality environment.
12. How will local roads be affected?
A Transport Assessment (TA) prepared in accordance with national guidance will support the application. This TA will identify how the development will be accommodated by both the strategic and local highway networks including through the provision of pedestrian/cycle linkages to the surrounding settlements of Hatfield, Stainforth and Dunscroft, and the Hatfield-
Stainforth railway station. Our consultants are already in discussion with Doncaster MBC and the Highways Agency to agree the scope of the TA and its methodology. In assessing predicted trip rates and distribution together with any required junction modelling, the TA will identify any highway improvements that are required to mitigate the impact of the development, however the link road itself will of course be a huge benefit.
13. What about delivery of the M18 Link Road?
The link road is not included in this planning application because it already has planning permission granted in 2009 however, the Unity project will make a significant financial contribution to the road. Doncaster MBC have submitted a bid for grant funding from the Sheffield City Region Investment Fund (SCRIF) in order to help deliver the new road connection to the M18. A final bid submission to the SCRIF fund will be made in April
2015 and all grant approvals are anticipated by mid 2016. A successful bid is likely to result in construction of the road commencing early 2017 with a target opening of Summer 2018.
In the meantime the Highways Agency have successfully funded and delivered improvements to the M18/M180 interchange through a Pinch Point bid.
14. What is happening with the other developments that are already permitted?
The marina was granted consent in 2010 and we are now pressing on with the reserved matters application however delivery of the marina is interlinked with residential development around it which is embodied in the Unity application.
The delivery of the Materials Recycling Facility (MRF) is on-going and whilst it has been delayed by
changes to legislation coupled with the economic downturn, we are hopeful that its delivery continues to make positive progress.
Although Marcol and Waystone are not directly involved with the delivery of the power station, it is our understanding that 2Co Energy are in talks with Sargas, a Norwegian company, to take the project forward.
15. What are the timescales for starting on site with Unity?
To kickstart the project, we have submitted a bid to the Homes and Communities Agency for recoverable capital funding through the Governments Large Sites Infrastructure Programme (LSIP) and in order to get through the relevant stages there are some tight deadlines to meet. The planning application is anticipated to be submitted in May 2015 and we
anticipate that the Council will be in a position to determine it in November 2015.
Subject to obtaining a satisfactory planning approval construction of the early housing phases could commence in Spring/Summer 2016.
This is a long-term project to be delivered over two plan periods spanning approximately 30 years.
16. What happens next?
We would like you to come along to one of the drop-in public consultations which are being held on Thursday 19th March and Friday 20th March, to ‘have your say’ (for further information, please click here). Even if you are not able to attend, please take the time to send us your thoughts on the form here. We will be looking at all the feedback to see what local people tell us in response to our proposals and revising wherever new ideas can be incorporated.
All of the feedback will be incorporated into a community statement and submitted as part of the planning application package. We will update this website with news when relevant.
The involvement of local people is key to the development of Unity. Continued contact with community groups will be important to maintain dialogue throughout the life of the project.