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Written By Brealey Foster

Client affairs are strictly confidential. However we can talk about our past projects which are in the public and professional domain.

Midland Quarry is a completed project in Nuneaton.

Brodsworth Quarry is a 160 acre site in Doncaster DN5 7UY. This was part of the former colliery mineral working.

The information in the professional domain can be summarised as follows

Location and Size: The site spans an area of 61.99 hectares, located in a semi-urban area adjacent to Adwick le Street in the south.

  • Land Use: The land use is primarily unused natural landscape (82.57%), with agriculture making up 10.63%, and non-built-up land for the remaining 4.31%. The west part of the Site is classified as Grade 2: Very Good agricultural land.

  • Key Features: The terrain is flat with an altitude of 50 meters above ordnance datum. Features include a hill named Common Hill on the southwest edge and Tithe Barn Plantation woodland on the east edge. There is one residential building (40 square meters) on the south edge and seven unused artificial structures (1080 square meters total) on the east edge.

  • Ownership: 97.76% of the southwest part is owned by MINERAL INVESTMENTS LIMITED under freehold tenure, and 1.47% of the southeast part is under private ownership, also with freehold tenure.

Surroundings and Accessibility

  • Adjoining Land Use: Adjoining land is mainly non-built-up land and unused natural landscape.

  • Nearby Amenities:

    • Schools: Woodlands Primary School (353.71 meters north) and Outwood Academy (1.07 kilometers north).

    • Hospital: Cheswold Park Hospital (3.9 kilometers southeast).

  • Transport Links (within 1.0 km): One motorway (approx. 399.19 meters southwest), two A-roads, and two B-roads.

  • Railway and Coach Stations (within 5.0 km): Three railway stations and a coach station, with the nearest railway station, Adwick, 1.88 kilometers to the northeast.

  • Nearby Towns: Goldthorpe, Sprotbrough, and Bentley (Doncaster) are accessible via roads within 5.0 kilometers.

Site Constraints and Designations

  • Green Belt: The entire site is within a designated green belt, which may restrict development.

  • Heritage: Adjacent Grade II listed buildings, WOODSIDE COTTAGES, are located to the north.

  • Environmental:

    • The site is within a coal mining reporting area.

    • Tree preservation orders cover certain parts of the Site.

    • Surface water risk varies from low to high in several minor parts.

    • Radon gas presence varies, with assessed ratings between 3-10% across sub-areas.

  • Public Access: There are a few public rights of way on-site.

  • National Character Area: The site is part of the Southern Magnesian Limestone national character area.

Biodiversity Net Gain (BNG)

  • Habitat: Predominantly modified grassland and other broadleaved woodland types.

  • Distinctiveness Score: The site has a low distinctiveness score of 2.

  • Baseline Value: The total area for the BNG assessment is 61.99 hectares. Developments must demonstrate a 10% Biodiversity Net Gain.

  • Baseline Biodiversity Units (total for 61.99h habitats):

    • Poor Condition: 137.55 units

    • Moderate Condition: 302.64 units

    • Good Condition: 474.58 units

Planning History and Policy

  • Site Planning Application: One major application was granted on 08/07/2025: 24/01089/FUL, for the change of use of land to residential (C3) with ancillary stables, including part re-build, part-conversion, and extension of agricultural barns into a dwelling.

  • Local Plan Status: The current adopted Local Plan is the Doncaster Local Plan 2015-2035, adopted in 2021.

  • Local Plan Policies Affecting the Site:

    • Heat Opportunity Areas: Applies to the southeast 46.74% part of the Site (Policy 58).

    • Protecting Open Space: Applies to the west 1.74% part of the Site (Policy 26 and Policy 27).

    • PEDL Licence Areas: Applies to the entire Site, relating to on-shore gas and oil provision (Policy 64).

  • Housing Land Supply: Doncaster has a 6.74-year housing land supply index. The target for 2015-2035 is 15,640 homes, with an annual target of 920 homes.

Development Potential (SHLAA/HELAA/SHELAA)The site, referred to as Brodsworth Quarry / Millenium Village, off Green Lane, is a 61.379-hectare greenfield area considered suitable for mixed-use development.

  • Residential Development:

    • Potential: The site has the potential to house 151 units in 6-10 years, an additional 350 units in the following 5 years, and a further 819 units beyond 15 years.

    • Feasibility: The site is considered available and deliverable/developable within a 6-10 year range for residential use. The long-term potential appears promising, but an immediate planning application is unlikely to be successful due to the 6.74-year housing land supply. It is recommended the site be promoted through the Local Plan review.

    • Constraints: Development must be sensitive to the Roman Ridge, a Roman Road and Scheduled Ancient Monument, and the green belt designation.

  • Commercial Development:

    • Feasibility: The site is accessible and in a sustainable location, but is not currently marketable and therefore not deliverable for commercial development according to the SHLAA analysis.

    • Constraints: Constraints include the green belt designation and heritage sensitivities, limiting short- to medium-term commercial growth.

Overall SummaryThe site's potential for general development is significantly restricted by its green belt designation and heritage considerations, requiring compelling justifications to align with policy objectives.However, its accessibility to transport, educational, and healthcare facilities indicates a sustainable location.Residential development shows long-term promise but requires sensitive planning strategies.Commercial development is not currently feasible due to market conditions and constraints.

Brealey Foster
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