News: Development partner search for massive Rotherham greenbelt scheme

Landowners are looking for a partner to deliver a proposed 2,000 home development on former greenbelt land in Rotherham, ten years after a previous search was discussed.

The vision is to create a "well-connected 21st century garden community" at Bassingthorpe Farm.

A Bassingthorpe Farm Supplementary Planning Document (SPD) was signed off by the Council's cabinet last year that provided detailed guidance to developers when preparing planning applications, to help bring forward development of the site in a way that meets the Council’s objectives.

A formal tender process is now underway with landowners, Rotherham Council and the Fitzwilliam Wentworth Estate, "seeking to identify and appoint a strategic development partner in connection with the planning, servicing, delivery and/or facilitation of the phased development of land at Bassingthorpe Farm, Rotherham."

As part of the Local Plan core strategy that was adopted in 2014, the 215 hectare area close to Rotherham town centre was controversially removed from the Green Belt and designated as a Strategic Allocation and the main location for new housing, employment and retail growth.

Around 57 hectares (26%) of the site is under Rotherham Council's ownership and the Council has been leading on the proposals for a number of years, working collaboratively with major landowner, Fitzwilliam (Wentworth) Estates (FWE), on how to bring forward the project.

The allocation was for around 2,400 new homes, a primary school, a local centre, employment land and commercial opportunities. Work has been carried out to detail just where development platforms, new roads, the school and flood preventing reservoirs could be located.

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Regarding employment uses, the framework plan shows proposed employment uses on a dedicated site to the eastern edge of the allocation area. Development here could be integrated with the existing employment area at Mangham Road and would benefit from access from Greasbrough Road. Land to the west of Carr Hill, to the north of the recycling centre is also proposed for employment uses.

Tender documents state: "The procurement in intended to identify a strategic development partner capable of:

- working collaboratively with the landowners to optimise viability, deliverability and value;
- promoting and securing a comprehensive and deliverable planning strategy;
- coordinating and/or delivering enabling and strategic infrastructure;
- facilitating phased development delivery, including potential onward parcel disposals to housebuilders or other delivery structures; and
- supporting long-term stewardship and delivery objectives."

The precise commercial and contractual structure through which the development will ultimately be delivered has not yet been determined and the council says that this may include elements of development agreement, land disposal, phased land drawdown and related agreements.

The selected strategic development partner is expected to assume substantial development, delivery, market and implementation risk associated with the project.

Back in 2016, Council Commissioners were asked to approve the appointment of a "Promotion Partner" to bring skills and funding to facilitate the delivery of the site. Other options were considerd, such as selling Council-owned sites on the open market, to direct development between the landowners. In 2018, the authority was considering utilising a "Bare Trust" to pool its land together with that of other landowners in order to progress development.

Alongside the masterplan, the Bassingthorpe site was identified to spearhead the government's historic £39 billion Social and Affordable Homes Programme. For South Yorkshire, a indicative spend, subject to suitable bids, has been set out at £700m with Bassingthorpe Farm and Rotherham town centre sites put forward for Rotherham.

Images: RMBC / HYAS / Google Maps

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News: Masterplan signed off for 2,000 home development in Rotherham greenbelt

A proposed 2,000 home development on former greenbelt land in Rotherham has reached an important step in the planning process.

The vision is to create a "well-connected 21st century garden community" at Bassingthorpe Farm

A Bassingthorpe Farm Supplementary Planning Document (SPD) has been signed off by the Council's cabinet. It provides detailed guidance to developers when preparing planning applications, to help bring forward development of the site in a way that meets the Council’s objectives.

As part of the Local Plan core strategy that was adopted in 2014, the 215 hectare area close to Rotherham town centre was controversially removed from the Green Belt and designated as a Strategic Allocation and the main location for new housing, employment and retail growth.

Around 57 hectares (26%) of the site is under Rotherham Council's ownership and the Council has been leading on the proposals for a number of years, working collaboratively with major landowner, Fitzwilliam (Wentworth) Estates (FWE), on how to bring forward the project.

The allocation was for around 2,400 new homes, a primary school, a local centre, employment land and commercial opportunities. Work has been carried out to detail just where development platforms, new roads, the school and flood preventing reservoirs could be located.

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The cabinet report explains: "The vision for Bassingthorpe Farm is to create a well-connected 21st century garden community and an integral part of Rotherham. It should offer excellent walkable neighbourhoods and convenient links with adjacent communities, a transformed town centre and new mainline station. A quality landscape setting supports healthy active lifestyles as well as comprehensive bio-diversity gains as part of integrated green and blue infrastructure.

"The heart of Bassingthorpe should include vibrant local shops and facilities with job opportunities and a neighbourhood park. New distinctive neighbourhoods will provide a mix of quality homes, including affordable housing that meets local needs, helping, transforming Rotherham’s housing offer with more compact character areas in key locations and overall of a scale to sustain a critical mass of neighbourhood facilities Bassingthorpe will foster inclusive, diverse communities. Long term stewardship underpins the community’s sustainability, from the management of its greenspaces to the genuine involvement of local people."

The latest technical work suggests up to approximately 2,000 homes can be achieved which is lower than the anticipated number of homes in previous masterplan drafts.

Regarding employment uses, the framework plan shows proposed employment uses on a dedicated site to the eastern edge of the allocation area. Development here could be integrated with the existing employment area at Mangham Road and would benefit from access from Greasbrough Road. Land to the west of Carr Hill, to the north of the recycling centre is also proposed for employment uses.

Cllr John Williams, Cabinet Member for Transport, Jobs and the Local Economy at Rotherham Council, explained the timeframes for the development. He said: "In adopting this report, there isn't going to be any works happening tomorrow, next week or next month. Nothing is going to immediately happen. This is a planning technical excercise setting out that clear guidance and information to any potential future developer to then bring forward the development."

Cllr. Chris Read, leader of Rotherham Council added: "If, and when, housing proposals are brought forward, we want those to be good quality proposals. We want that to be a sustainable neighbourhood where people want to live, to have good public transport access, homes that people want to live in and a community that fits within our wider Rotherham community. That's the purpose of trying to put some planning rules araound it and we've welcomed the feedback we've had from the public and we've tried to respond to those issues, priorities and concerns."

Viability issues have hampered progress so far. It was in November 2016 when the authority approved plans to search for a "Promotion Partner" that would bring skills and funding to facilitate the delivery of the site.

In 2018, the authority was considering utilising a "Bare Trust" to pool its land together with that of other landowners in order to progress development.

Images: RMBC / HYAS / Google Maps

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News: Masterplan for Rotherham greenbelt development to be set in stone

Progress has slowed regarding a 2,000 home development on former greenbelt land in Rotherham but an important step in the planning process is set to be signed off this month so that the delivery stage can begin.

A Bassingthorpe Farm Supplementary Planning Document (SPD) has been drafted by planners which provides detailed guidance to developers when preparing planning applications, to help bring forward development of the site in a way that meets the Council’s objectives.

As part of the Local Plan core strategy that was adopted in 2014, the 215 hectare area close to Rotherham town centre was controversially removed from the Green Belt and designated as a Strategic Allocation and the main location for new housing, employment and retail growth.

Around 57 hectares (26%) of the site is under Rotherham Council's ownership and the Council has been leading on the proposals for a number of years, working collaboratively with major landowner, Fitzwilliam (Wentworth) Estates (FWE), on how to bring forward the project.

The allocaion was for around 2,400 new homes, a primary school, a local centre, employment land and commercial opportunities. Work has been carried out to detail just where development platforms, new roads, the school and flood preventing reservoirs could be located.

Masterplanners have taken into account the topography of the fields, the previous mineworking and tipping in the area and the listed buildings.

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Regarding employment and mixed uses, a dedicated site to the eastern edge of the allocation area is proposed. Development here could be integrated with the existing employment area at Mangham Road. The masterplan identifies land to the west of Car Hill, to the north of the recycling centre for employment uses.



For housing, the masterplan sets out different densities ranging from 30 to 60 dwellings per hectare within five "character areas" and a council report states that "further technical and design work may demonstrate that a higher number of homes can be achieved than the anticipated 1,950 to 2,500 homes."

The need for infrastructure early in the process is being balanced with the "need to maintain development delivery and viability."

Rotherham Council's cabinet is to discuss the issue so that the planning document can be adopted following a period of public consultation.

The report states: "Despite the significant planning and master planning work completed to date, Bassingthorpe Farm is not progressing to delivery.

"Both landowners have a clearly stated desire to see comprehensive, highquality development at Bassingthorpe Farm and have explored a joint vision and set of objectives to achieve this, recognising that each landowner has different priorities within this shared vision and objectives.

"A number of delivery options for Bassingthorpe Farm have been explored previously with the conclusion that a partnership approach with FWE represents the best way of achieving the desired comprehensive development. To date, however, no agreement between the landowners has been reached on how this partnership arrangement is formalised.

"Both landowners recognise the need to formalise the means of landowner collaboration and bring a delivery partner on board, in some form, to help implement the proposal. FWE has expressed a clear desire to progress and build momentum to delivery, recently approaching the Council to explore what arrangements could be used to progress delivery of the site and enable the landowners to jointly procure a delivery partner."

Fitzwilliam Wentworth Estate website

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News: Multimillion pound hotel and spa proposal for picture-perfect Rotherham village

Early stage proposals are being drawn up to convert a collection of agricultural buildings in a picturesque village in Rotherham into a destination hotel and spa.

Owners are looking to introduce a new focus on food at Wentworth, working alongside the Wentworth Woodhouse Preservation Trust (WWPT), whose own masterplan is introducing new events space and visitor facilities to the grounds of the Grade-I listed stately home.

Having drawn up its own masterplan for the surrounding village and farm land (around 15,000 acres,), the Fitzwilliam Wentworth Estate, is now engaging with planning consultants to bring forward proposals for the site at the entrance to Wentworth Woodhouse and next to Wentworth Garden Centre, known as Home Farm.

Pre-application advice has also been sought from Rotherham Council before an official planning application is submitted.

Proposals, seen by Rothbiz, show how the Grade-II listed buildings within the green belt could be repurposed to give the farm complex a viable use, providing guest accommodation, hotel and spa facilities and parking.

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Early ideas include the conversion of the threshing barn to a boutique hotel incorporating the creation of 17 guest bedrooms. The Gun Park building could be converted to a restaurant, ancillary to the hotel.

Agricultural buildings could make way for a new spa building with a pool and cafe whilst other existing buildings, like the steading stalls, could be repaired and used to provide additional accommodation suites, a games room and meeting rooms.

Plans show that the dovecote could become a coffee shop and the Power House, with its tall tapered stone chimney, could be used for events.

Later agricultural additions and modern structures could be demolished and there is the potential for holiday cottages on the site and a water terrace garden.

Whilst access would remain off the B6090 Cortworth Lane, a large area of car parking (over 400 spaces) could be contained in a nearby wooded area, called Granny Clarke's Wood.

The Fitzwilliam Estate plan explains: "We want to introduce a focus on food. The Fitzwilliam Estate has been fundamental in developing Malton as Yorkshire’s Food Capital.

"We want to bring some of what we have learnt at Malton to Wentworth, adding to the already thriving food offer by creating new opportunities for local producers, artisans and hospitality businesses.

"Alongside multi-use parking provision, we have identified the area associated with the Gun Park, the Powerhouse and Home Farm as the optimum place to introduce new visitor experiences associated with food and play. We have discussed these ambitions with both the Wentworth Woodhouse Preservation Trust and the operators at the Wentworth Garden Centre and plan to work collaboratively to create a complementary offer in this gateway location."

The origins of the Home Farm date back to the 1700s and it is still partially operational. Buildings on the site, such as the main threshing barn, some of the ranges, the Octagon Lodge, the North Lodge, the Power House (built in 1904, to provide electricity for the mansion), and even the Duck House, are Grade-II listed.

Images: Google Maps

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