NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
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NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
Proposed Approach to the Location of Development
Representation ID: 14523
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Object
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45054 – Land North of Burns Drive and East of Southfield Mount, Dronfield
Representation ID: 14537
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The respondent raises concerns about the proposed site, stating that it includes the DR1 area and an extension eastward to Unstone Farm. They note that a previous planning application for DR1 was refused on appeal, with a stated capacity of 160 dwellings reduced to 132 due to physical constraints. They state that the site has a 1 in 6 slope, which limits road gradients and results in a technically driven layout with dwellings stepped into the slope, creating practical and aesthetic issues.
They state that these constraints would apply to the wider site and that development would extend into the Green Belt, promoting sprawl, merging Dronfield and Unstone, and failing to preserve the character of the area. They also raise concerns about proximity to a wastewater treatment works, noting a need for separation due to odours and previous complaints.
The respondent states that site conditions limit sustainable drainage and that flood and climate considerations are relevant. They also raise concerns about limited public transport, reliance on vehicles, and increased traffic impacting safety on Chesterfield Road. They conclude that the site should remain in the Green Belt and not be developed.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Object
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45160 – Land north of Dronfield Woodhouse
Representation ID: 14538
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The respondent states that the site is projected to deliver 190 dwellings, resulting in approximately 450 individuals and at least 380 vehicles. They describe the site as Green Belt land comprising sloping pasture used for horse paddocking, which they state helps prevent unrestricted sprawl, merging of neighbouring towns, and can protect the setting and character of Dronfield with careful design.
They raise concerns about water infrastructure, stating there is evidence of low pressure and restricted flows in the local network around Longcroft Road, with reports that the service reservoir has insufficient capacity. They note that the site slopes upwards, which could worsen pressure issues, affecting residential amenity.
The respondent also highlights the site’s location on the northern edge of Dronfield, where public transport is limited and access to the railway station is poor. They state that proposed access points onto Longcroft Road and Barnes Avenue could create traffic issues on surrounding roads and note that a traffic survey is required.
They conclude that the cost of infrastructure contributions may affect the site’s viability.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Comment
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45218 – Land at Stubley Lane, Stubley Hollow, Dronfield
Representation ID: 14540
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The respondent notes that the site is allocated for approximately 40 dwellings and lies adjacent to Stubley Hollow, bordered by domestic dwellings on three sides and a riding school adjoining the Green Belt. They state that the site represents infilling of an enclosed area and makes limited contribution to preventing sprawl or settlement merging, and that with careful design the setting and character of Dronfield can be protected.
They raise concerns about access, noting that Stubley Hollow lies in a steep cutting and that access from Stubley Lane would be constrained by nearby buildings and poor sight lines, requiring significant remodelling of the junction.
The respondent explains that the land is owned by a locally based developer with a history of building in Dronfield and suggests that construction of the 40 dwellings could take up to 10 years. They state that required highway works, access arrangements and drainage infrastructure would present challenges to local amenity and require significant upfront investment.
They conclude that while the site is already included in the adopted Local Plan and express no overall objection, there are development issues relating to access, infrastructure and viability that need to be addressed.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Object
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45228 – Land at Holmley Common, Dronfield
Representation ID: 14541
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The respondent states that the site is projected to deliver 60 dwellings, resulting in approximately 144 individuals and at least 120 vehicles. They describe the site as Green Belt land used for grazing sheep and cattle, bounded by existing dwellings and a football pitch. They state that the site helps prevent unrestricted sprawl and merging between Dronfield and Sheffield, and that with careful design the character of Dronfield can be protected.
They raise concerns about flooding, noting that the site is located downstream of a flood alleviation dam and has a recorded history of flooding, including nearby properties. They explain that part of the site falls within Flood Zone 3, indicating a high probability of flooding, and that a sequential test would be required. They also state that climate change may increase rainfall and flood risk, potentially requiring further changes to flood management infrastructure.
The respondent highlights that Sheffield Road is heavily trafficked and that providing site access will be challenging, requiring a traffic survey. They conclude that these constraints and associated infrastructure costs may make the development unviable and that the site should not be included in the Local Plan.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Comment
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45249 – Land adjacent to Meadow Grange Care Home, Holmesfield Road, Dronfield Woodhouse
Representation ID: 14544
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Object
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45251 – Land off Highgate Lane, Dronfield
Representation ID: 14545
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The respondent states that the site is projected to deliver 60 dwellings, resulting in approximately 144 individuals and at least 120 vehicles. They describe the site as Green Belt land used for grazing sheep and cattle, bounded by existing dwellings and a football pitch. They state that the site helps prevent unrestricted sprawl and merging between Dronfield and Sheffield, and that with careful design the character of Dronfield can be protected.
They raise concerns about flooding, noting that the site is located downstream of a flood alleviation dam and has a recorded history of flooding, including nearby properties. They explain that part of the site falls within Flood Zone 3, indicating a high probability of flooding, and that a sequential test would be required. They also state that climate change may increase rainfall and flood risk, potentially requiring further changes to flood management infrastructure.
The respondent highlights that Sheffield Road is heavily trafficked and that providing site access will be challenging, requiring a traffic survey. They conclude that these constraints and associated infrastructure costs may make the development unviable and that the site should not be included in the Local Plan.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Comment
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45384 – Land at Manor Bungalows, Dronfield
Representation ID: 14561
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Object
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45483 – Land off Eckington Road, Coal Aston, Dronfield
Representation ID: 14564
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
Comment
NEDDC Local Plan Issues and Options Consultation on the Strategic Approach to the Location of Development and Refined Sites (March 2026)
45671 – Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield
Representation ID: 14573
Received: 29/04/2026
Respondent: District Councillor for Dronfield South
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
Introduction.
In considering the Local Plan documentation concerning the Strategic
Approach to the Location of Development and the Refined Sites it is
important to appreciate the basic driver of 12000 new dwellings across the
District over a 20 yr. period, 2024-2044. This indicates a need for 600
dwellings per annum, an uplift of some 182% on the 330 dwellings per
annum incorporated into the adopted 2014-2034 Local Plan.
It is also important to appreciate that both the NPPF and the Green Belt
Review are currently in a state of flux.
The focus therefore needs to be on how the targets can be met whilst
preserving the Green Belt protection to Dronfield, preserving its setting and
special character whilst protecting and enhancing the quality of life of its
residents.
Dronfield Town Council have carried out a detailed analysis of the Overall
Housing Target and the Proposed Approach to the Location of
Development and we confirm our agreement with the details of argument
and fact presented therein.
Presented below are very specific comments on each of the sites allocated
to, or in the immediate area of, Dronfield. It is acknowledged that a Green
Belt Review is ongoing.
45054 - Land North of Burns Drive + East of Southfield Mount.
This location comprises of two distinct areas, the area designated DR1
included in the the adopted Local Plan, located immediately east of
Southfield Mount, plus the extension of this area eastward to Unstone Farm.
1. The DR1 planning application Appeal was Refused by the Planning
Inspector in their Decision dated Sept.’25. The whole site had a stated
capacity of 160 dwellings but due to the physical limitations of the site only
part of the site was included in the planning application yielding a 132
dwelling capacity.
Issues identified at the DR1 Appeal are equally applicable to the whole
45054 site. Essentially the design of the development is compromised and
driven by the physical constraints of the site, i.e. a 1 in 6 slope across the
site set against the limitation of a road grade of 1 in 12. This results in a
technically driven layout rather than a place-based approach. As a
consequence dwellings will either be “set into” or “stepped onto” the slope
OR dwellings will have stepped entrances up to or down to the front
entrance.
As stated the difficulties exposed by the Inspectors report in the DR1 Appeal
will be equally applicable to the extended site hence there will be technically
driven design issues, both practical and aesthetic. We refer the reader to the
Appeal Decision, dated 23 September, 2025, ref 23/0093/FUL.
2. The additional area will occupy the Green Belt stretching down to Unstone
Farm and it is considered that the development is inappropriate. From the
perspective of the NPPF protection of the Green Belt it responds as follows :
a] It promotes the unrestricted sprawl of the Dronfield conurbation into the
Unstone conurbation.
b] It promotes the merging of Dronfield + Unstone.
d] The technically driven design of any development on the sloping site WILL
fail to preserve the setting and character of Dronfield at the important
Gateway to the town.
3. It is the Practice in the water sector to have a 400m cordon sanitaire
around a wastewater treatment works. This is essential to protect the
dwellings from experiencing treatment odours which will affect the amenity
of the householders. There is a history of complaints to Yorkshire Water
[Kelda] stretching back some years and the EHO expressed concerns when
considering the DR1 planning application. The treatment works has been
subject to an upgrade and utilises state of the art treatment technology but
Yorkshire Water refuse to set in place a few cost effective measures which
could manage the issue.
4. Site investigations indicate that the sub-soil conditions are not suitable for
infiltration techniques of SUDS, this together with the adverse gradient will
prevent the application of a high hierarchy SUDS solution. It is noted that the
NPPF requires that mitigation of climate change should be taken into
consideration in assessing planning applications.
5. Dronfield suffers from a poor public transport infrastructure and the
railway station is some 2km west of the site. The location and physical
restrictions of the site militate against the effective promotion of sustainable
transportation methods hence promoting a vehicle dependant community.
The stated 240 projected dwellings translate into circa 576 individuals and
circa 480 vehicles [minimum]. This will impact the safety of the Chesterfield
Road which is already a fast heavily trafficked road.
In conclusion it appears logical that the extension of the DR1 site
further into the Green Belt should NOT be allowed + the DR1 area
should be PLACED back into the Green Belt.
45160 - Land North of Dronfield Woodhouse.
The projected number of dwellings is 190 which yields circa 450 individuals
and 380 vehicles [minimum].
1.The site is located in the Green Belt and comprises of sloping pasture land
which is extensively used for horse paddocking. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] It prevents the unrestricted sprawl of the built-up area.
b] It prevents the merging of neighbouring towns.
d] With detail + care to the design of the built-up area the setting and special
character of Dronfield can be protected.
2. There is hearsay evidence of water infrastructure inadequacy in the local
network around Longcroft Road. A number of residents have reported low
pressure and restricted flows. Severn Trent have carried out on-site surveys
and adjusted network pressures but have apparently concluded that the
service reservoir covering the area has a TWL which is too low ! This could
involve a major remedial capital works investment. The site slopes
UPWARDS from Longcroft Road and therefore the pressure gradient is
negative, i.e. it will affect the amenity value of the development. Currently
some householders have to choose between using the washing machine or
having a shower. These are bungalows, not two storey houses which would
experience even greater pressure loss !
3. Referring to its location on the northern periphery of Dronfield, the site
suffers from poor public transport services and access to the railway station.
Currently there are two access points shown onto Longcroft Road + Barnes
Avenue, this could create traffic issues on Northern Common and Stubley
Lane. A traffic survey is called for.
Careful consideration needs to be given to this site as the necessary
S106 element could make the site unviable.
45218 - Land at Stubley Lane / Stubley Hollow, Dronfield.
The projected number of dwellings is 40 and the site is allocated under the
adopted Local Plan
1. The site lies alongside Stubley Hollow across from a riding school which
adjoins the Green Belt. On the other three sides it is generally bounded by
domestic dwellings. From the perspective of the NPPF protection of the
Green Belt it responds as follows
a] The site effectively represents infilling of an area enclosed on all sides, I.e.
it does nor strictly prevent sprawl.
b] As above it makes no real contribution to prevent merging.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Access to the site is difficult. Stubley Hollow on the northern boundary is
in a steep cutting relative to GL at the site. On the south boundary access
would likely be from Stubley Lane between an existing transformer building
and a dwelling, immediately downstream of the Stubley Lane / Hollow
junction which has particularly difficult sight lines along the Hollow. Extensive
re-modelling work at the junction would be called for.
3. The land is owned by a locally based SME with an extensive history of
building in Dronfield. Based on past record it is possible that the build-out of
the proposed 40 dwellings could cover a period of up to 10 years. The
highway amendments, access arrangements, drainage and associated
works will result in local amenity challenges and require a major upfront
investment. This could make the development unviable and needs to be
proactively cleared with the developer prior to a start on site.
No opinion, already in adopted Local Plan but has potential
development issues to be addressed.
45228 - Land at Homley Common, Dronfield.
The projected number of dwellings is 60 yielding circa 144 individuals and
120 vehicles [minimum].
1. The site is located in the Green Belt and is used as grazing for sheep and
cattle [which are brought across the Sheffield Road from Holmfield Farm ]. In
terms of its location it is bounded on both the south and west by a mix of
dwellings plus the Dronfield FC pitch. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It prevents unrestricted sprawl of the built-up area.
b] It prevents merging between Dronfield + Sheffield.
d] With attention to design detail and care the setting and special character
of Dronfield can be protected.
2. Bound by the river Drone on the western boundary and sitting
DOWNSTREAM of the flood alleviation dam on the northern boundary, it has
a recorded history of flooding. The two buildings at Nether Birchitt have an
extensive history of flooding as evidenced by archived photographs dated
circa 1950’s this also applies to the area downstream to the Sheffield Road.
3. The northern area has a Flood Risk Fluvial Zone 3 characterisation. For
clarity Zone 3 has a high probability of flooding [ Zone 3a is a high risk zone ;
Zone 3b is classified as a functional flood plain ]. NB. It will require a
Sequential Test to demonstrate no lower risk sites exist.
4. The NPPF requires that mitigation and adaptation to climate change
should be considered in planning applications. With progressing climate
change the frequency and duration of rainfall events is increasing. The
purpose of the upstream dam is to provide attenuation to storm events thus
allowing the stored surface water to pass through Dronfield via the river
Drone in a regulated manner, i.e. protecting Dronfield from flood events. It is
possible that the attenuation requirement may need to be reviewed at some
point in the future with the height + breadth of the dam potentially being
increased together with the associated surface area of the storage volume.
This is a necessary consideration.
5. The Sheffield Road WAS a fast road passing through Dronfield, it has now
been downgraded to 30mph. By its very nature, serving both the town and
the Callywhite lane commercial area it is very heavily trafficked. The creation
of an access into the site to accommodate an additional 120+ vehicle
movements will be challenging. A full traffic survey will be required.
All of these matters with the resultant S106 costs could make the
development unviable. It is our opinion that this site should NOT be
included in the 2024-2044 Local Plan.
45249 - Land adjacent to Meadow Grange Care Home, Holmesfield
Road, Dronfield.
The projected number of dwellings is 15. The site has been put forward as
independent housing for older persons. In this context the following points
are relevant.
1. The site is located in the Green Belt. From the perspective of the NPPF
protection of the Green Belt it responds as follows :
a] It contributes to the prevention of sprawl.
b] It contributes to the prevention of merging.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
2. To meet the requirement of the ageing demography of Dronfield the
provision of appropriate dwellings for older persons, not necessarily disabled
or needing care, is critical for the release of larger properties, for sale or rent,
to accommodate growing locally based families. To achieve this, residence
of Dronfield must be a lead qualification criteria for gaining residential status.
3. Holmesfield Road is narrow with limited pedestrian passage and a long
history of vehicle accidents. Situated on the periphery of Dronfield it has
poor public transport facilities being remote from community services such
as GP’s, dental care, library, pharmacist, shopping, etc. Older people with
limited mobility could be at a distinct disadvantage.
It represents a much needed community service with minimal impact on
the Green Belt.
45251 - Land off Highgate Lane, Dronfield.
The projected number of dwellings is 100 yielding circa 240 individuals and
200 vehicles [minimum].
1. The location is adjacent to the Hallowes Golf Club and access would be
along Highgate Lane which transitions into a narrow, unmetalled, potholed
track just past the Highgate Drive junction. Highgate Lane proper, suffers
from excessive on-street parking by Golf Club members.
2. From a community standpoint the unmetalled track is a prime walking
route around south west Dronfield to farm land via rights of way. Developing
this site which is in the Green Belt, would be a serious erosion of the Green
Belt openness and detract from the special characteristics of the localised
Green Belt environ. From the perspective of the NPPF protection of the
Green Belt, it responds as follows :
a] It will remove a check on the sprawl of the immediate built-up area.
b] It will promote the merging of Dronfield and Unstone.
d] With attention to detail design and care the setting and special character
of Dronfield can be protected.
3. The site is located on the periphery of Dronfield in a particularly hilly spot.
Since local transport facilities are poor, the addition of 241 individuals will
promote and extend a car dependant community which will require major
local road network improvements.
This site, 45251, is VERY closely located to site 45054. Should both sites
be included in the 2024-2044 Local Plan this would result in the
complete erosion of the Green Belt on the south east boundary of
Dronfield and the ultimate, and inevitable, merging of Dronfield with
Unstone. This is fundamental and as such the sites cannot be
considered in isolation and require to be considered together, carefully
and clinically. Considered on a standalone basis this site, 45251, should
NOT be included in the 2024-2044 Local Plan.
45384 - Land at Manor Farm Bungalows, Dronfield.
The projected number of dwellings is 30 yielding 72 individuals and say 30
vehicles [minimum]. It is understood that this site will be developed as a
community care facility and is already allocated under the adopted Local
Plan
1. It is understood that the units will be spread across new build bungalows
and flats plus the conversion of the heritage Manor Farm building. The
heritage element of the old stables which form part of the Manor Farm
building is to be retained.
2. The site is located in the centre of the conservation Town centre and
provides parking facilities for the library, GP surgery, pharmacist and local
shops. The Leisure Centre dominates and occupies the main Civic Centre
car park arrangements. As a consequence the parking facilities in the Manor
Farm yard function as a very heavily used overflow parking area.
No opinion. Attention needs to be directed towards how the loss of the
parking facilities can be compensated for.
35483 - Land off Eckington Road, Coal Aston, Dronfield.
The projected number of dwellings is 160 yielding 384 individuals and 320
vehicles [minimum].
This site was the subject of an Appeal in July ’21 when the Inspector’s
Decision ruled against its removal from the Green Belt. There is no new
evidential basis upon which to challenge this Decision. It should NOT be
included in in the 2024-2044 Local Plan.
45671 - Gladys Buxton Adult Education Centre, Oakhill Road, Dronfield.
The projected number of dwellings is 27 yielding 65 individuals and 54
vehicles [minimum].
The site was allocated in the adopted Local Plan and has Planning
Permission. Construction has yet to commence and the reason why
should be queried as an urgent matter.
45438 - Land off Callywhite Lane, Dronfield.
This site is an extension of an existing industrial area which currently
contains both underutilised units and individual sites yet to be built-out. It is
noted that modern commerce is moving more toward warehousing and data
centres involving low employee numbers but high, and heavy, transport
movements in relation to warehousing.
1. Access is currently via a single road and if the remainder of the site is to
be developed a new/upgraded access from the Chesterfield road with
access over/under the main railway line will be required. This will attract a
substantial upfront capital investment.
2. There are possible ground issues with historic mining activities in the area
together with an historic underground fire in the coal seams which will result
in unstable foundation conditions. These are manageable conditions but
have a development cost.
The upfront investment costs need detailed scoping together with a
Market understanding of the site potential, BEFORE the site can be
considered for inclusion in the 2024-2044 Local Plan.
Priority 1 - Edge of Sheffield, Jordanthorpe/Batemoor.
The projected number of dwellings is 185 yielding 444 individuals and 370
vehicles [minimum]. It has an area of 2.6ha giving a dwelling density of 71
dph. This equates to a high density development range normally associated
with a city centre.
1. This site is located within the Green Belt. From the perspective of the
NPPF protection of the Green Belt it responds as follows :
a] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against sprawl.
b] Its inclusion in the 2024 - 2044 Local Plan will withdraw any safeguard
against merging.
d] With a significant reduction to the 71dph in association with attention to
design detail and care the setting and special characterisation of Dronfield
would receive limited protection.
2.The adjacent Batemoor area of the Jordanthorpe estate essentially
comprises of blocks of 3 storey, flat roofed, flats which appear to be of low
cost construction. The implied density infers that the development of the
proposed site will continue with the concept of high density flats. This is the
northern Gateway to Dronfield with the Dronfield and NED boundary
signposting prominently located at the roundabout junction with the
Dronfield bypass.
3. Due to the GL difference between the adjacent A61 and the site, any
vehicular access from the A61 will be fraught with danger as indeed the
current one onto Batemoor is. Other potential access opportunities onto the
site are minimal.
This location is an unequivocal erosion of the Green Belt and blatantly
contravenes the Green Belt purposes a] and b] of the NPPF. It will
accelerate any merging effects of Bowshaw [Dronfield] with Batemoor
[Sheffield], and taken in conjunction with site 45228 will represent a
major step in the merging of Dronfield and Sheffield. This location
should be REMOVED from consideration for inclusion in the 2024-2044
Local Plan.
